5725 W U S HY 290 TX 78735
| Owner | TRIFURCATE REALTY LLC & |
|---|---|
| Parcel ID | 0406280503 |
| Short ID | 308610 |
| Type | Real |
| Use Code | 52 Office Medium (10–35,000 SF) |
| Valuation | Income |
| Improvement SF | 29,193 SF |
| Land SF | 283,749 SF |
| Acres | 6.514 |
| Year Built | 1985 |
| Legal | LOT 1 BLK M WESTCREEK SEC 6 REPLAT OF |
| Neighborhood | 52SWE |
| Land | $2,979,365 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,979,365 |
| Improvement | $509,729 |
|---|---|
| Total Improvement | $509,729 |
| Market | $3,489,094 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,489,094 |
| Value Limitation Adjustment (−) (homestead cap) | −$392,378 |
| Net Appraised (assessed) | $3,096,716 |
| Taxable Value | $3,096,716 |
|---|
Appreciation: Market value has fallen -34.3% from $5,311,843 (2021) to $3,489,094 (2025), a CAGR of -10.0% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2023→2024), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend. Over the same span, the median Commercial parcel countywide rose +24.1%, so this parcel has lagged the broader commercial market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 2.0465% in 2025 (+0.0647% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $63,374. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Assessment Gap: Assessed value ($3,096,716) is $392,378 below market value, suggesting potential for an upward assessment in future years.
Asset Class: Commercial. No homestead exemptions apply — full market value is taxable. This is valued using the income approach, so changes in rent roll or occupancy move the appraisal more directly than they would for a cost-approach property.
Value Composition: Land carries 85% of market value ($2,979,365 land vs $509,729 improvements), about $11/SF of land. With value concentrated in the land under a ~41-year-old structure, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $3,489,094, this parcel sits in the top quartile (≥75th percentile) of Commercial property in Travis County — county median $1,417,484 (P25 $649,268 / P75 $3,347,260, n=13,608). Commercial here is the broad TCAD category — every commercial property countywide, any size or use — not a use-code-specific peer group. See the Peer Set and the Where This Property Stands benchmark below, which narrows to this property's actual use code, for parcel-level comparables.
Forward Outlook: Holding the -10.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,063,227 by 2030, with an estimated annual tax burden around $38,866. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
No delinquent taxes on record.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 88,842 SF | ✗ |
| 1ST | 1st Floor | 17,882 SF | ✓ |
| 2ND | 2nd Floor | 11,311 SF | ✓ |
| 503 | CANOPY - BANK | 3,276 SF | ✗ |
| 501 | CANOPY | 1,710 SF | ✗ |
| LOBBY | Lobby | 616 SF | ✓ |
| 327 | STORAGE COMM'L | 198 SF | ✓ |
| 333 | MECHANICAL RM FV | 1 SF | ✓ |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Entity | 2021 Rate | 2022 Rate | 2023 Rate | 2024 Rate | 2025 Rate | YoY (2024→25) | Amt Due | Amt Paid | Balance |
|---|---|---|---|---|---|---|---|---|---|
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $28,650.82 | $28,650.82 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $16,227.32 | $16,227.32 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $11,638.85 | $11,638.85 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,654.84 | $3,654.84 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $3,202.00 | $3,202.00 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $63,373.83 | $63,373.83 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,489,094 | $3,489,094 | +0.0% |
| Assessed Value | $3,489,094 | $3,096,716 | +12.7% |
| Land Value | $2,979,365 | $2,979,365 | +0.0% |
| Improvement Value | $509,729 | $509,729 | +0.0% |
| Taxable Value | $3,489,094 | $3,096,716 | +12.7% |
| Total Tax 2026 = estimate |
~$71,404
Estimated
|
~$63,374
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $4,224,445 | $3,489,094 | -735,351 (-17.4%) |
| Taxable Value | $4,224,445 | $3,489,094 | -735,351 (-17.4%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,489,094 | $2,979,365 | $509,729 | — | $3,489,094 | $3,489,094 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,489,094 | $2,979,365 | $509,729 | −$392,378 | $3,096,716 | $3,096,716 | ~$63,374 | Partial |
| 2024 | $2,359,441 | — | — | — | $2,580,597 ! | $— | $51,143 | Verified |
| 2023 | $5,500,000 | — | — | −$2,520,635 | $2,979,365 | $— | $42,688 | Verified |
| 2022 | $5,254,059 | — | — | −$2,530,061 | $2,723,998 | $— | $108,621 | Verified |
| 2021 | $5,311,843 | — | — | −$2,587,845 | $2,723,998 | $— | $114,364 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +21.1% | +36.4% | ~100% | Not available | Partial |
| 2025 | +35.2% | +20.0% | 88.8% | Not available | Partial |
| 2024 | -54.9% | -54.9% | ~100% | 1.9800% | Verified |
| 2023 | +4.0% | +4.0% | ~100% | 0.7500% | Verified |
| 2022 | +1.7% | +1.7% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -35.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | -1.1% | -10.0% | +47.9% | 2025 | -57.1% | 2024 |
| Assessment Ratio | 100.0% | 75.9% | — | 109.4% | 2024 | 51.3% | 2021 |
| Effective Tax Rate (2025) | 1.8200% | 1.8200% | — | 1.8200% | 2025 | 1.8200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$63,374 | $76,038 | ~$50,337 | $114,364 | 2021 | $42,688 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,141,084 | ~$3,141,084 | ~2.0139% | ~$63,259 | -10.0% |
| 2027 | ~$2,827,785 | ~$2,827,785 | ~1.9814% | ~$56,029 | -19.0% |
| 2028 | ~$2,545,735 | ~$2,545,735 | ~1.9488% | ~$49,612 | -27.0% |
| 2029 | ~$2,291,818 | ~$2,291,818 | ~1.9163% | ~$43,918 | -34.3% |
| 2030 | ~$2,063,227 | ~$2,063,227 | ~1.8837% | ~$38,866 | -40.9% |
| 2026 | ~$3,314,639 | ~$3,314,639 | ~2.0465% | ~$67,834 | -5.0% |
| 2027 | ~$3,148,907 | ~$3,148,907 | ~2.0465% | ~$64,442 | -9.8% |
| 2028 | ~$2,991,462 | ~$2,991,462 | ~2.0465% | ~$61,220 | -14.3% |
| 2029 | ~$2,841,889 | ~$2,841,889 | ~2.0465% | ~$58,159 | -18.5% |
| 2030 | ~$2,699,794 | ~$2,699,794 | ~2.0465% | ~$55,251 | -22.6% |
| 2026 | ~$3,210,866 | ~$3,210,866 | ~1.9977% | ~$64,142 | -8.0% |
| 2027 | ~$2,954,824 | ~$2,954,824 | ~1.9488% | ~$57,585 | -15.3% |
| 2028 | ~$2,719,200 | ~$2,719,200 | ~1.9000% | ~$51,665 | -22.1% |
| 2029 | ~$2,502,364 | ~$2,502,364 | ~1.8512% | ~$46,324 | -28.3% |
| 2030 | ~$2,302,820 | ~$2,302,820 | ~1.8024% | ~$41,505 | -34.0% |
In 2025, this property's market value of $3,489,094 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — +146% above the county median of $1,417,484. Commercial here is the broad TCAD category — every commercial property countywide, any size or use — not a use-code-specific peer group. Use the Use Code filter above to narrow to this property's actual type.
| Year | This Property | Bottom 25% | Median | Top 25% | Position | Group YoY |
|---|---|---|---|---|---|---|
| 2025 | $3,489,094 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $2,359,441 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $5,500,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $5,254,059 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $5,311,843 | $517,750 | $1,142,600 | $2,780,453 | ↑ Top 25% | base yr |
Estimate only. The appraisal district sets value as of Jan 1 (not at sale price). A sale is strong evidence of market value and is typically reflected in the next Jan 1 valuation. Taxing units set rates annually. Modeled from government data — not a legal or tax opinion.