6154 W U S HY 290 TX 78735
| Owner | YU PAUL BO & YAN-QUING JIANG |
|---|---|
| Parcel ID | 0406300130 |
| Short ID | 308624 |
| Type | Real |
| Use Code | 33 Fast Food Restaurant |
| Valuation | Income |
| Improvement SF | 824 SF |
| Land SF | 76,563 SF |
| Acres | 1.758 |
| Year Built | 1985 |
| Legal | IMPROVEMENT ONLY ON LOT 3 OAK PARK SUBD SEC 4 |
| Neighborhood | 33FWE |
| Land | $765,630 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $765,630 |
| Improvement | $1,169,033 |
|---|---|
| Total Improvement | $1,169,033 |
| Market | $2,201,499 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,201,499 |
| Value Limitation Adjustment (−) (homestead cap) | −$106,960 |
| Net Appraised (assessed) | $2,094,539 |
| Taxable Value | $2,094,539 |
|---|
Appreciation: Market value has risen +18.3% from $1,861,114 (2021) to $2,201,499 (2025), a CAGR of 4.3% over 4 years. This represents moderate, steady growth. Most of this growth came in a single year (2022→2023), 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 $42,864. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Assessment Gap: Assessed value ($2,094,539) is $106,960 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 35% of market value ($765,630 land vs $1,169,033 improvements), about $10/SF of land. Most value sits in the improvements, so building condition, age (~41 yrs), and rent roll drive the underwriting.
Submarket Position: At $2,201,499, this parcel sits in the upper-middle (50th–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 +4.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,715,816 by 2030, with an estimated annual tax burden around $51,159. 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.
4 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 600 SF | ✓ |
| 327 | STORAGE COMM'L | 248 SF | ✓ |
| 2ND | 2nd Floor | 224 SF | ✓ |
| 413 | STAIRWAY EXT | 1 SF | ✓ |
| Unit (prop_id) | Owner | Address | Market Value | Assessed Value | Taxable Value |
|---|---|---|---|---|---|
| 308624 | Y J DEVELOPMENT INC | 6154 U S HY 290 78735 | $2,157,635 | $2,157,635 | $2,157,635 |
| 359407 | YU PAUL BO & YAN-QUING JIANG | 6154 U S HY 290 78735 | $292,849 | $191,851 | $191,851 |
Market value changed by 97% in 2022, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| 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% | $19,378.67 | $19,378.67 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $10,975.74 | $10,975.74 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $7,872.22 | $7,872.22 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,472.04 | $2,472.04 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,165.75 | $2,165.75 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $42,864.42 | $42,864.42 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,450,484 | $2,201,499 | +11.3% |
| Assessed Value | $2,349,486 | $2,094,539 | +12.2% |
| Land Value | $765,630 | $765,630 | +0.0% |
| Improvement Value | $1,392,005 | $1,169,033 | +19.1% |
| Taxable Value | $2,349,486 | $2,094,539 | +12.2% |
| HS Cap Loss | -$100,998 | — | |
| Total Tax 2026 = estimate |
~$48,082
Estimated
|
~$42,864
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,569,409 | $2,450,484 | -118,925 (-4.6%) |
| Taxable Value | $2,468,411 | $2,349,486 | -118,925 (-4.8%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,450,484 | $765,630 | $1,392,005 | −$100,998 | $2,349,486 | $2,349,486 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,201,499 | $765,630 | $1,169,033 | −$106,960 | $2,094,539 | $2,094,539 | ~$42,864 | Partial |
| 2024 | $2,161,025 | — | — | −$1,395,395 | $765,630 | $— | $42,277 | Verified |
| 2023 | $2,081,575 | — | — | −$1,315,945 | $765,630 | $— | $39,098 | Verified |
| 2022 | $1,348,448 | — | — | −$582,818 | $765,630 | $— | $41,110 | Verified |
| 2021 | $1,861,114 | — | — | −$1,095,484 | $765,630 | $— | $29,351 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +9.7% | +20.0% | 65.5% | Not available | Partial |
| 2025 | +0.0% | +20.0% | 59.9% | Not available | Partial |
| 2024 | +140.3% ! | +20.0% | 50.0% | 1.6800% | Verified |
| 2023 | +166.2% ! | +166.2% | ~100% | 1.7500% | Verified |
| 2022 | -97.4% ! | -97.4% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 1.5800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -83.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +11.3% | +8.8% | +2.2% | +54.4% | 2023 | -27.5% | 2022 |
| Assessment Ratio | 95.9% | 60.2% | — | 95.9% | 2026 | 35.4% | 2024 |
| Effective Tax Rate (2025) | 1.2300% | 1.2300% | — | 1.2300% | 2025 | 1.2300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$42,864 | $38,940 | ~$48,681 | $42,864 | 2025 | $29,351 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,295,910 | ~$2,295,910 | ~2.0139% | ~$46,238 | +4.3% |
| 2027 | ~$2,394,370 | ~$2,394,370 | ~1.9814% | ~$47,442 | +8.8% |
| 2028 | ~$2,497,052 | ~$2,497,052 | ~1.9488% | ~$48,664 | +13.4% |
| 2029 | ~$2,604,138 | ~$2,604,138 | ~1.9163% | ~$49,903 | +18.3% |
| 2030 | ~$2,715,816 | ~$2,715,816 | ~1.8837% | ~$51,159 | +23.4% |
| 2026 | ~$2,251,880 | ~$2,251,880 | ~2.0465% | ~$46,084 | +2.3% |
| 2027 | ~$2,303,414 | ~$2,303,414 | ~2.0465% | ~$47,139 | +4.6% |
| 2028 | ~$2,356,128 | ~$2,356,128 | ~2.0465% | ~$48,218 | +7.0% |
| 2029 | ~$2,410,047 | ~$2,410,047 | ~2.0465% | ~$49,321 | +9.5% |
| 2030 | ~$2,465,201 | ~$2,465,201 | ~2.0465% | ~$50,450 | +12.0% |
| 2026 | ~$2,339,940 | ~$2,303,993 | ~1.9977% | ~$46,026 | +6.3% |
| 2027 | ~$2,487,087 | ~$2,487,087 | ~1.9488% | ~$48,469 | +13.0% |
| 2028 | ~$2,643,487 | ~$2,643,487 | ~1.9000% | ~$50,227 | +20.1% |
| 2029 | ~$2,809,723 | ~$2,809,723 | ~1.8512% | ~$52,013 | +27.6% |
| 2030 | ~$2,986,412 | ~$2,986,412 | ~1.8024% | ~$53,826 | +35.7% |
In 2025, this property's market value of $2,201,499 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +55% 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 | $2,201,499 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $2,161,025 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $2,081,575 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,348,448 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,861,114 | $517,750 | $1,142,600 | $2,780,453 | ↑ Above median | 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.