4635B BOSTON LN TX 78735
| Owner | SHOAL CREEK PROPERTIES LTD |
|---|---|
| Parcel ID | 0407270235 |
| Short ID | 446626 |
| Type | Real |
| Use Code | 66 Industrial 20K+ SF (>75% FO) |
| Valuation | Cost |
| Improvement SF | 38,490 SF |
| Land SF | 253,562 SF |
| Acres | 5.821 |
| Year Built | 1999 |
| Legal | LOT 1 BLK A BOSTON 290 OFFICE PARK SEC 2-A |
| Neighborhood | 66SWE |
| Land | $2,535,620 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,535,620 |
| Improvement | $7,664,380 |
|---|---|
| Total Improvement | $7,664,380 |
| Market | $10,200,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $10,200,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $10,200,000 |
| Taxable Value | $10,200,000 |
|---|
Appreciation: Market value has risen +26.2% from $8,079,917 (2021) to $10,200,000 (2025), a CAGR of 6.0% over 4 years. This represents moderate, steady growth. Growth has been fairly evenly spread across these years rather than concentrated in one jump. 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 2.0465% in 2025 (+0.0647% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $208,741. Austin ISD is the largest single contributor, at 45.2% 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 25% of market value ($2,535,620 land vs $7,664,380 improvements), about $10/SF of land. Most value sits in the improvements, so building condition, age (~27 yrs), and rent roll drive the underwriting.
Submarket Position: At $10,200,000, 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 +6.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $13,648,715 by 2030, with an estimated annual tax burden around $257,107. 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.
10 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 38,490 SF | ✓ |
| 491 | SPRINKLER HEADS | 38,490 SF | ✗ |
| 881 | COMMCL FINISHOUT | 25,805 SF | ✓ |
| 093 | HVAC COMMRCL SF | 12,642 SF | ✗ |
| 551 | PAVED AREA | 12,000 SF | ✗ |
| 501 | CANOPY | 1,357 SF | ✗ |
| 611 | TERRACE | 988 SF | ✗ |
| 407 | LOADING DOCK | 36 SF | ✓ |
| 482 | LIGHT POLES | 6 SF | ✓ |
| 413 | STAIRWAY EXT | 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% | $94,370.40 | $94,370.40 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $53,449.73 | $53,449.73 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $38,336.19 | $38,336.19 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $12,038.35 | $12,038.35 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $10,546.80 | $10,546.80 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $208,741.47 | $208,741.47 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $10,068,283 | $10,200,000 | -1.3% |
| Assessed Value | $10,068,283 | $10,200,000 | -1.3% |
| Land Value | $2,535,620 | $2,535,620 | +0.0% |
| Improvement Value | $7,532,663 | $7,664,380 | -1.7% |
| Taxable Value | $10,068,283 | $10,200,000 | -1.3% |
| Total Tax 2026 = estimate |
~$206,046
Estimated
|
~$208,741
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $10,068,283 | $10,068,283 | +0 (+0.0%) |
| Taxable Value | $10,068,283 | $10,068,283 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $10,068,283 | $2,535,620 | $7,532,663 | — | $10,068,283 | $10,068,283 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $10,200,000 | $2,535,620 | $7,664,380 | — | $10,200,000 | $10,200,000 | ~$208,741 | Partial |
| 2024 | $12,184,000 | — | — | −$9,648,380 | $2,535,620 | $— | $254,597 | Verified |
| 2023 | $10,914,000 | — | — | −$8,378,380 | $2,535,620 | $— | $220,439 | Verified |
| 2022 | $8,999,026 | — | — | −$6,463,406 | $2,535,620 | $— | $215,543 | Verified |
| 2021 | $8,079,917 | — | — | −$5,544,297 | $2,535,620 | $— | $195,880 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -1.3% | -1.3% | ~100% | Not available | Partial |
| 2025 | -20.6% | -20.6% | ~100% | Not available | Partial |
| 2024 | +5.4% | +5.4% | ~100% | 1.9800% | Verified |
| 2023 | +11.6% | +11.6% | ~100% | 1.8100% | Verified |
| 2022 | +21.3% | +21.3% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.4200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +13.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -1.3% | +5.3% | +6.3% | +21.3% | 2023 | -16.3% | 2025 |
| Assessment Ratio | 100.0% | 50.6% | — | 100.0% | 2025 | 20.8% | 2024 |
| Effective Tax Rate (2025) | 2.0500% | 2.0500% | — | 2.0500% | 2025 | 2.0500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$208,741 | $219,040 | ~$237,082 | $254,597 | 2024 | $195,880 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$10,811,812 | ~$10,811,812 | ~2.0139% | ~$217,743 | +6.0% |
| 2027 | ~$11,460,322 | ~$11,460,322 | ~1.9814% | ~$227,073 | +12.4% |
| 2028 | ~$12,147,730 | ~$12,147,730 | ~1.9488% | ~$236,740 | +19.1% |
| 2029 | ~$12,876,370 | ~$12,876,370 | ~1.9163% | ~$246,749 | +26.2% |
| 2030 | ~$13,648,715 | ~$13,648,715 | ~1.8837% | ~$257,107 | +33.8% |
| 2026 | ~$10,607,812 | ~$10,607,812 | ~2.0465% | ~$217,087 | +4.0% |
| 2027 | ~$11,031,929 | ~$11,031,929 | ~2.0465% | ~$225,767 | +8.2% |
| 2028 | ~$11,473,003 | ~$11,473,003 | ~2.0465% | ~$234,793 | +12.5% |
| 2029 | ~$11,931,712 | ~$11,931,712 | ~2.0465% | ~$244,181 | +17.0% |
| 2030 | ~$12,408,761 | ~$12,408,761 | ~2.0465% | ~$253,943 | +21.7% |
| 2026 | ~$11,015,812 | ~$11,015,812 | ~1.9977% | ~$220,059 | +8.0% |
| 2027 | ~$11,896,874 | ~$11,896,874 | ~1.9488% | ~$231,851 | +16.6% |
| 2028 | ~$12,848,405 | ~$12,848,405 | ~1.9000% | ~$244,122 | +26.0% |
| 2029 | ~$13,876,041 | ~$13,876,041 | ~1.8512% | ~$256,872 | +36.0% |
| 2030 | ~$14,985,868 | ~$14,985,868 | ~1.8024% | ~$270,101 | +46.9% |
In 2025, this property's market value of $10,200,000 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 7× 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 | $10,200,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $12,184,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $10,914,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $8,999,026 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $8,079,917 | $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.