4934 W U S HY 290 TX 78735
| Owner | TFCM LLC |
|---|---|
| Parcel ID | 0408190307 |
| Short ID | 509423 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 1,015 SF |
| Land SF | 45,454 SF |
| Acres | 1.043 |
| Year Built | 1946 |
| Legal | ABS 769 SUR 4 TRAMMELL J ACR 1.0435 |
| Neighborhood | 59SWE |
| Land | $1,363,620 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,363,620 |
| Improvement | $55,033 |
|---|---|
| Total Improvement | $55,033 |
| Market | $1,418,653 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,418,653 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,418,653 |
| Taxable Value | $1,418,653 |
|---|
Appreciation: Market value has risen +186.0% from $496,061 (2021) to $1,418,653 (2025), a CAGR of 30.0% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2023→2024), 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 4 taxing entities is 1.5225% in 2025 (+0.0183% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $21,599. Austin ISD is the largest single contributor, at 60.8% 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 96% of market value ($1,363,620 land vs $55,033 improvements), about $30/SF of land. With value concentrated in the land under a ~80-year-old structure, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $1,418,653, 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 +30.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $5,275,973 by 2030, with an estimated annual tax burden around $31,551. 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.
5 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,015 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,015 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 230 SF | ✗ |
| 041C | GARAGE ATT 1ST COMM | 200 SF | ✓ |
| 251 | BATHROOM | 1 SF | ✓ |
Market value changed by 173% in 2023, 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% | $13,125.38 | $13,125.38 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $5,331.94 | $5,331.94 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,674.34 | $1,674.34 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,466.89 | $1,466.89 | Paid |
| Combined Rate | 1.6357% | 1.5122% | 1.3634% | 1.5042% | 1.5225% | +0.0183% | $21,598.55 | $21,598.55 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,537,875 | $1,418,653 | +8.4% |
| Assessed Value | $1,537,875 | $1,418,653 | +8.4% |
| Land Value | $1,363,620 | $1,363,620 | +0.0% |
| Improvement Value | $174,255 | $55,033 | +216.6% |
| Taxable Value | $1,537,875 | $1,418,653 | +8.4% |
| Total Tax 2026 = estimate |
~$23,414
Estimated
|
~$21,599
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,689,973 | $1,537,875 | -152,098 (-9.0%) |
| Taxable Value | $1,689,973 | $1,537,875 | -152,098 (-9.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,537,875 | $1,363,620 | $174,255 | — | $1,537,875 | $1,537,875 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,418,653 | $1,363,620 | $55,033 | — | $1,418,653 | $1,418,653 | ~$21,599 | Partial |
| 2024 | $1,392,636 | — | — | −$29,016 | $1,363,620 | $— | $21,340 | Verified |
| 2023 | $511,018 | — | — | — | $1,363,620 ! | $— | $18,988 | Verified |
| 2022 | $483,245 | — | — | −$119,613 | $363,632 | $— | $7,728 | Verified |
| 2021 | $496,061 | — | — | −$132,429 | $363,632 | $— | $7,904 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +19.1% | +19.1% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | +1.9% | +1.9% | ~100% | 1.5000% | Verified |
| 2023 | +172.5% ! | +172.5% | ~100% | 1.3600% | Verified |
| 2022 | +5.7% | +5.7% | ~100% | 1.5100% | Verified |
| 2021 | base year | — | ~100% | 1.5900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +193.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +8.4% | +37.2% | +28.0% | +172.5% | 2024 | -2.6% | 2022 |
| Assessment Ratio | 100.0% | 118.9% | — | 266.8% | 2023 | 73.3% | 2021 |
| Effective Tax Rate (2025) | 1.5200% | 1.5200% | — | 1.5200% | 2025 | 1.5200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$21,599 | $15,512 | ~$27,289 | $21,599 | 2025 | $7,728 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,844,852 | ~$1,560,518 | ~1.4942% | ~$23,317 | +30.0% |
| 2027 | ~$2,399,091 | ~$1,716,570 | ~1.4659% | ~$25,163 | +69.1% |
| 2028 | ~$3,119,838 | ~$1,888,227 | ~1.4376% | ~$27,144 | +119.9% |
| 2029 | ~$4,057,115 | ~$2,077,050 | ~1.4093% | ~$29,271 | +186.0% |
| 2030 | ~$5,275,973 | ~$2,284,755 | ~1.3810% | ~$31,551 | +271.9% |
| 2026 | ~$1,816,479 | ~$1,560,518 | ~1.5225% | ~$23,758 | +28.0% |
| 2027 | ~$2,325,864 | ~$1,716,570 | ~1.5225% | ~$26,134 | +63.9% |
| 2028 | ~$2,978,095 | ~$1,888,227 | ~1.5225% | ~$28,748 | +109.9% |
| 2029 | ~$3,813,227 | ~$2,077,050 | ~1.5225% | ~$31,622 | +168.8% |
| 2030 | ~$4,882,550 | ~$2,284,755 | ~1.5225% | ~$34,785 | +244.2% |
| 2026 | ~$1,873,225 | ~$1,560,518 | ~1.4800% | ~$23,096 | +32.0% |
| 2027 | ~$2,473,453 | ~$1,716,570 | ~1.4376% | ~$24,677 | +74.4% |
| 2028 | ~$3,266,008 | ~$1,888,227 | ~1.3951% | ~$26,343 | +130.2% |
| 2029 | ~$4,312,519 | ~$2,077,050 | ~1.3527% | ~$28,095 | +204.0% |
| 2030 | ~$5,694,357 | ~$2,284,755 | ~1.3102% | ~$29,935 | +301.4% |
In 2025, this property's market value of $1,418,653 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +0% 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 | $1,418,653 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,392,636 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $511,018 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $483,245 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $496,061 | $517,750 | $1,142,600 | $2,780,453 | ↓ Bottom 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.