9417 CIRCLE DR TX 78736
| Owner | NIN-TX LLC & NIN-TX 1 LLC |
|---|---|
| Parcel ID | 0406550104 |
| Short ID | 309596 |
| Type | Real |
| Use Code | 61 Warehouse (<20,000 SF) |
| Valuation | Cost |
| Improvement SF | 27,900 SF |
| Land SF | 218,018 SF |
| Acres | 5.005 |
| Year Built | — |
| Legal | LOT 1 ACE HARDWOOD SUBD |
| Neighborhood | 60SWE |
| Land | $872,071 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $872,071 |
| Improvement | $5,577,929 |
|---|---|
| Total Improvement | $5,577,929 |
| Market | $6,450,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $6,450,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $6,450,000 |
| Taxable Value | $6,450,000 |
|---|
Appreciation: Market value has risen +383.4% from $1,334,382 (2021) to $6,450,000 (2025), a CAGR of 48.3% over 4 years. This is strong appreciation — well above typical inflation. 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 outpaced the broader commercial market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 1.5815% in 2025 (+0.0243% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $102,005. Austin ISD is the largest single contributor, at 58.5% of the total 2025 levy.
Asset Class: Commercial. No homestead exemptions apply — full market value is taxable. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 14% of market value ($872,071 land vs $5,577,929 improvements), about $4/SF of land. Most value sits in the improvements, so building condition, age, and rent roll drive the underwriting.
Submarket Position: At $6,450,000, 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 +48.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $46,228,429 by 2030, with an estimated annual tax burden around $148,800. 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 | 27,900 SF | ✓ |
| 491 | SPRINKLER HEADS | 27,900 SF | ✗ |
| 551 | PAVED AREA | 22,500 SF | ✗ |
| 881 | COMMCL FINISHOUT | 938 SF | ✓ |
Market value changed by 92% 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% | $59,675.40 | $59,675.40 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $24,242.00 | $24,242.00 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $7,612.48 | $7,612.48 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $6,669.30 | $6,669.30 | Paid |
| E03 Travis County ESD # 03 | 0.0650% | 0.0450% | 0.0400% | 0.0530% | 0.0590% | +0.0060% | $3,805.50 | $3,805.50 | Paid |
| Combined Rate | 1.7007% | 1.5572% | 1.4034% | 1.5572% | 1.5815% | +0.0243% | $102,004.68 | $102,004.68 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $5,884,707 | $6,450,000 | -8.8% |
| Assessed Value | $5,884,707 | $6,450,000 | -8.8% |
| Land Value | $872,071 | $872,071 | +0.0% |
| Improvement Value | $5,012,636 | $5,577,929 | -10.1% |
| Taxable Value | $5,884,707 | $6,450,000 | -8.8% |
| Total Tax 2026 = estimate |
~$93,065
Estimated
|
~$102,005
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $6,542,670 | $5,884,707 | -657,963 (-10.1%) |
| Taxable Value | $6,542,670 | $5,884,707 | -657,963 (-10.1%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $5,884,707 | $872,071 | $5,012,636 | — | $5,884,707 | $5,884,707 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $6,450,000 | $872,071 | $5,577,929 | — | $6,450,000 | $6,450,000 | ~$102,005 | Partial |
| 2024 | $6,203,822 | — | — | −$5,331,751 | $872,071 | $— | $92,117 | Verified |
| 2023 | $5,348,988 | — | — | −$4,476,917 | $872,071 | $— | $87,067 | Verified |
| 2022 | $2,187,300 | — | — | −$1,315,229 | $872,071 | $— | $57,786 | Verified |
| 2021 | $1,334,382 | — | — | −$462,311 | $872,071 | $— | $37,199 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +1.4% | +1.4% | ~100% | Not available | Partial |
| 2025 | +5.1% | +5.1% | ~100% | Not available | Partial |
| 2024 | -1.1% | -1.1% | ~100% | 1.5000% | Verified |
| 2023 | +16.0% | +16.0% | ~100% | 1.4000% | Verified |
| 2022 | +92.1% ! | +92.1% | ~100% | 1.0800% | Verified |
| 2021 | base year | — | ~100% | 2.7900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +131.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -8.8% | +43.9% | +51.1% | +144.5% | 2023 | -8.8% | 2026 |
| Assessment Ratio | 100.0% | 55.9% | — | 100.0% | 2025 | 14.1% | 2024 |
| Effective Tax Rate (2025) | 1.5800% | 1.5800% | — | 1.5800% | 2025 | 1.5800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$102,005 | $75,235 | ~$128,769 | $102,005 | 2025 | $37,199 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$9,563,780 | ~$7,095,000 | ~1.5517% | ~$110,091 | +48.3% |
| 2027 | ~$14,180,759 | ~$7,804,500 | ~1.5219% | ~$118,774 | +119.9% |
| 2028 | ~$21,026,615 | ~$8,584,950 | ~1.4921% | ~$128,093 | +226.0% |
| 2029 | ~$31,177,354 | ~$9,443,445 | ~1.4623% | ~$138,087 | +383.4% |
| 2030 | ~$46,228,429 | ~$10,387,790 | ~1.4325% | ~$148,800 | +616.7% |
| 2026 | ~$9,434,780 | ~$7,095,000 | ~1.5815% | ~$112,205 | +46.3% |
| 2027 | ~$13,800,788 | ~$7,804,500 | ~1.5815% | ~$123,426 | +114.0% |
| 2028 | ~$20,187,195 | ~$8,584,950 | ~1.5815% | ~$135,768 | +213.0% |
| 2029 | ~$29,528,954 | ~$9,443,445 | ~1.5815% | ~$149,345 | +357.8% |
| 2030 | ~$43,193,674 | ~$10,387,790 | ~1.5815% | ~$164,280 | +569.7% |
| 2026 | ~$9,692,780 | ~$7,095,000 | ~1.5368% | ~$109,033 | +50.3% |
| 2027 | ~$14,565,890 | ~$7,804,500 | ~1.4921% | ~$116,448 | +125.8% |
| 2028 | ~$21,888,989 | ~$8,584,950 | ~1.4474% | ~$124,255 | +239.4% |
| 2029 | ~$32,893,824 | ~$9,443,445 | ~1.4027% | ~$132,459 | +410.0% |
| 2030 | ~$49,431,413 | ~$10,387,790 | ~1.3579% | ~$141,061 | +666.4% |
In 2025, this property's market value of $6,450,000 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 5× 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 | $6,450,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $6,203,822 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $5,348,988 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $2,187,300 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,334,382 | $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.