4403 RUSSELL DR TX 78745
| Owner | BONIUK INTERESTS LTD |
|---|---|
| Parcel ID | 0408120710 |
| Short ID | 509328 |
| Type | Real |
| Use Code | 53 Office Small (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 3,200 SF |
| Land SF | 11,160 SF |
| Acres | 0.256 |
| Year Built | 1977 |
| Legal | LOT 2 BLK G * LESS W 5' FORD PLACE 1 |
| Neighborhood | 53SOU |
| Land | $334,800 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $334,800 |
| Improvement | $411,288 |
|---|---|
| Total Improvement | $411,288 |
| Market | $746,088 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $746,088 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $746,088 |
| Taxable Value | $746,088 |
|---|
Appreciation: Market value has risen +38.9% from $537,000 (2021) to $746,088 (2025), a CAGR of 8.6% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→2022), 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 2.0465% in 2025 (+0.0647% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $15,269. 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 45% of market value ($334,800 land vs $411,288 improvements), about $30/SF of land. Most value sits in the improvements, so building condition, age (~49 yrs), and rent roll drive the underwriting.
Submarket Position: At $746,088, 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 +8.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,125,407 by 2030, with an estimated annual tax burden around $21,200. 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.
3 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 6,700 SF | ✗ |
| 1ST | 1st Floor | 3,200 SF | ✓ |
| 501 | CANOPY | 723 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% | $6,902.81 | $6,902.81 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,909.63 | $3,909.63 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,804.13 | $2,804.13 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $880.56 | $880.56 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $771.45 | $771.45 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $15,268.58 | $15,268.58 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $650,052 | $746,088 | -12.9% |
| Assessed Value | $650,052 | $746,088 | -12.9% |
| Land Value | $334,800 | $334,800 | +0.0% |
| Improvement Value | $315,252 | $411,288 | -23.4% |
| Taxable Value | $650,052 | $746,088 | -12.9% |
| Total Tax 2026 = estimate |
~$13,303
Estimated
|
~$15,269
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $650,052 | $650,052 | +0 (+0.0%) |
| Taxable Value | $650,052 | $650,052 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $650,052 | $334,800 | $315,252 | — | $650,052 | $650,052 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $746,088 | $334,800 | $411,288 | — | $746,088 | $746,088 | ~$15,269 | Partial |
| 2024 | $750,000 | — | — | −$415,200 | $334,800 | $— | $14,864 | Verified |
| 2023 | $709,429 | — | — | −$374,629 | $334,800 | $— | $13,569 | Verified |
| 2022 | $791,546 | — | — | −$456,746 | $334,800 | $— | $14,011 | Verified |
| 2021 | $537,000 | — | — | −$202,200 | $334,800 | $— | $17,229 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -12.9% | -12.9% | ~100% | Not available | Partial |
| 2025 | -51.0% | -17.1% | ~100% | Not available | Partial |
| 2024 | +45.8% | -13.8% | 59.1% | 0.9800% | Verified |
| 2023 | +30.1% | +30.1% | ~100% | 1.3000% | Verified |
| 2022 | +1.4% | +1.4% | ~100% | 1.7500% | Verified |
| 2021 | base year | — | ~100% | 3.2100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -5.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -12.9% | +5.9% | +11.8% | +47.4% | 2022 | -12.9% | 2026 |
| Assessment Ratio | 100.0% | 66.1% | — | 100.0% | 2025 | 42.3% | 2022 |
| 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 |
$15,269 | $14,988 | ~$18,682 | $17,229 | 2021 | $13,569 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$810,017 | ~$810,017 | ~2.0139% | ~$16,313 | +8.6% |
| 2027 | ~$879,423 | ~$879,423 | ~1.9814% | ~$17,425 | +17.9% |
| 2028 | ~$954,777 | ~$954,777 | ~1.9488% | ~$18,607 | +28.0% |
| 2029 | ~$1,036,587 | ~$1,036,587 | ~1.9163% | ~$19,864 | +38.9% |
| 2030 | ~$1,125,407 | ~$1,125,407 | ~1.8837% | ~$21,200 | +50.8% |
| 2026 | ~$795,095 | ~$795,095 | ~2.0465% | ~$16,271 | +6.6% |
| 2027 | ~$847,321 | ~$847,321 | ~2.0465% | ~$17,340 | +13.6% |
| 2028 | ~$902,978 | ~$902,978 | ~2.0465% | ~$18,479 | +21.0% |
| 2029 | ~$962,290 | ~$962,290 | ~2.0465% | ~$19,693 | +29.0% |
| 2030 | ~$1,025,498 | ~$1,025,498 | ~2.0465% | ~$20,987 | +37.5% |
| 2026 | ~$824,939 | ~$820,697 | ~1.9977% | ~$16,395 | +10.6% |
| 2027 | ~$912,122 | ~$902,766 | ~1.9488% | ~$17,593 | +22.3% |
| 2028 | ~$1,008,520 | ~$993,043 | ~1.9000% | ~$18,868 | +35.2% |
| 2029 | ~$1,115,106 | ~$1,092,347 | ~1.8512% | ~$20,221 | +49.5% |
| 2030 | ~$1,232,956 | ~$1,201,582 | ~1.8024% | ~$21,657 | +65.3% |
In 2025, this property's market value of $746,088 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -47% 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 | $746,088 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $750,000 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $709,429 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $791,546 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $537,000 | $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.