4405 PACKSADDLE PASS TX
| Owner | JENNINGS ROBERT C JR & ROSEMARY |
|---|---|
| Parcel ID | 0408111105 |
| Short ID | 509196 |
| Type | Real |
| Use Code | 53 Office Small (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 2,601 SF |
| Land SF | 9,450 SF |
| Acres | 0.217 |
| Year Built | 1970 |
| Legal | LOT 5 BLK H WESTERN TRAILS SEC 2 |
| Neighborhood | 53SOU |
| Land | $378,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $378,000 |
| Improvement | $712,701 |
|---|---|
| Total Improvement | $712,701 |
| Market | $1,090,701 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,090,701 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,090,701 |
| Taxable Value | $1,090,701 |
|---|
Appreciation: Market value has risen +43.3% from $761,000 (2021) to $1,090,701 (2025), a CAGR of 9.4% over 4 years. This is strong appreciation — well above typical inflation. 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 $22,321. 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 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 ($378,000 land vs $712,701 improvements), about $40/SF of land. Most value sits in the improvements, so building condition, age (~56 yrs), and rent roll drive the underwriting.
Submarket Position: At $1,090,701, this parcel sits in the lower-middle (25th–50th 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 +9.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,710,437 by 2030, with an estimated annual tax burden around $32,220. 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 |
|---|---|---|---|
| 551 | PAVED AREA | 5,120 SF | ✗ |
| 1ST | 1st Floor | 2,601 SF | ✓ |
| 591 | MASONRY TRIM SF | 295 SF | ✗ |
| 501 | CANOPY | 76 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% | $10,091.17 | $10,091.17 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $5,715.46 | $5,715.46 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,099.35 | $4,099.35 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,287.28 | $1,287.28 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,127.78 | $1,127.78 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $22,321.04 | $22,321.04 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $802,385 | $1,090,701 | -26.4% |
| Assessed Value | $802,385 | $1,090,701 | -26.4% |
| Land Value | $378,000 | $378,000 | +0.0% |
| Improvement Value | $424,385 | $712,701 | -40.5% |
| Taxable Value | $802,385 | $1,090,701 | -26.4% |
| Total Tax 2026 = estimate |
~$16,421
Estimated
|
~$22,321
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $922,282 | $802,385 | -119,897 (-13.0%) |
| Taxable Value | $922,282 | $802,385 | -119,897 (-13.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $802,385 | $378,000 | $424,385 | — | $802,385 | $802,385 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,090,701 | $378,000 | $712,701 | — | $1,090,701 | $1,090,701 | ~$22,321 | Partial |
| 2024 | $1,090,701 | — | — | −$712,701 | $378,000 | $— | $21,616 | Verified |
| 2023 | $847,878 | — | — | −$469,878 | $378,000 | $— | $19,733 | Verified |
| 2022 | $877,565 | — | — | −$499,565 | $378,000 | $— | $16,745 | Verified |
| 2021 | $761,000 | — | — | −$383,000 | $378,000 | $— | $19,102 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -15.4% | -15.4% | ~100% | Not available | Partial |
| 2025 | -37.4% | -16.7% | ~100% | Not available | Partial |
| 2024 | +46.9% | +10.4% | 75.1% | 1.2400% | Verified |
| 2023 | +31.4% | +31.4% | ~100% | 1.6600% | Verified |
| 2022 | +2.8% | +2.8% | ~100% | 1.8600% | Verified |
| 2021 | base year | — | ~100% | 2.5100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +24.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -26.4% | +2.8% | +17.3% | +28.6% | 2024 | -26.4% | 2026 |
| Assessment Ratio | 100.0% | 62.0% | — | 100.0% | 2025 | 34.7% | 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 |
$22,321 | $19,903 | ~$27,985 | $22,321 | 2025 | $16,745 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,193,400 | ~$1,193,400 | ~2.0139% | ~$24,034 | +9.4% |
| 2027 | ~$1,305,769 | ~$1,305,769 | ~1.9814% | ~$25,872 | +19.7% |
| 2028 | ~$1,428,718 | ~$1,428,718 | ~1.9488% | ~$27,843 | +31.0% |
| 2029 | ~$1,563,244 | ~$1,563,244 | ~1.9163% | ~$29,956 | +43.3% |
| 2030 | ~$1,710,437 | ~$1,710,437 | ~1.8837% | ~$32,220 | +56.8% |
| 2026 | ~$1,171,586 | ~$1,171,586 | ~2.0465% | ~$23,976 | +7.4% |
| 2027 | ~$1,258,469 | ~$1,258,469 | ~2.0465% | ~$25,754 | +15.4% |
| 2028 | ~$1,351,795 | ~$1,351,795 | ~2.0465% | ~$27,664 | +23.9% |
| 2029 | ~$1,452,042 | ~$1,452,042 | ~2.0465% | ~$29,716 | +33.1% |
| 2030 | ~$1,559,724 | ~$1,559,724 | ~2.0465% | ~$31,920 | +43.0% |
| 2026 | ~$1,215,214 | ~$1,199,771 | ~1.9977% | ~$23,967 | +11.4% |
| 2027 | ~$1,353,941 | ~$1,319,748 | ~1.9488% | ~$25,720 | +24.1% |
| 2028 | ~$1,508,505 | ~$1,451,723 | ~1.9000% | ~$27,583 | +38.3% |
| 2029 | ~$1,680,714 | ~$1,596,895 | ~1.8512% | ~$29,562 | +54.1% |
| 2030 | ~$1,872,581 | ~$1,756,585 | ~1.8024% | ~$31,660 | +71.7% |
In 2025, this property's market value of $1,090,701 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -23% below 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 | $1,090,701 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $1,090,701 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $847,878 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $877,565 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $761,000 | $517,750 | $1,142,600 | $2,780,453 | ↓ Below 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.