8647 W U S HY 290 TX 78736
| Owner | 290 PARK CIRCLE LLC |
|---|---|
| Parcel ID | 0408530209 |
| Short ID | 312242 |
| Type | Real |
| Use Code | 20 Small Store (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 2,510 SF |
| Land SF | 53,579 SF |
| Acres | 1.230 |
| Year Built | 1991 |
| Legal | ABS 677 SUR 34 RYNEARSON J ACR 1.2300 |
| Neighborhood | 20SOU |
| Land | $683,130 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $683,130 |
| Improvement | $29,676 |
|---|---|
| Total Improvement | $29,676 |
| Market | $712,806 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $712,806 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $712,806 |
| Taxable Value | $712,806 |
|---|
Appreciation: Market value has risen +41.1% from $505,000 (2021) to $712,806 (2025), a CAGR of 9.0% 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 5 taxing entities is 1.5815% in 2025 (+0.0243% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $11,273. 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 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 ($683,130 land vs $29,676 improvements), about $13/SF of land. With value concentrated in the land under a ~35-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 $712,806, 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 +9.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,096,658 by 2030, with an estimated annual tax burden around $15,709. 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.
9 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| SO | Sketch Only | 2,700 SF | ✗ |
| 1ST | 1st Floor | 2,510 SF | ✓ |
| 011C | PORCH OPEN 1ST COMM | 144 SF | ✗ |
| 571C | STORAGE DET COMM | 100 SF | ✓ |
| 341 | OUT BUILDINGS FV | 1 SF | ✓ |
| 539 | FENCE FV | 1 SF | ✗ |
| 251 | BATHROOM | 1 SF | ✓ |
| 306 | GREENHOUSE | 1 SF | ✓ |
| 522C | FIREPLACE COMM | 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% | $6,594.88 | $6,594.88 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,679.05 | $2,679.05 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $841.28 | $841.28 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $737.04 | $737.04 | Paid |
| E03 Travis County ESD # 03 | 0.0650% | 0.0450% | 0.0400% | 0.0530% | 0.0590% | +0.0060% | $420.56 | $420.56 | Paid |
| Combined Rate | 1.7007% | 1.5572% | 1.4034% | 1.5572% | 1.5815% | +0.0243% | $11,272.81 | $11,272.81 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $712,806 | $712,806 | +0.0% |
| Assessed Value | $712,806 | $712,806 | +0.0% |
| Land Value | $683,130 | $683,130 | +0.0% |
| Improvement Value | $29,676 | $29,676 | +0.0% |
| Taxable Value | $712,806 | $712,806 | +0.0% |
| Total Tax 2026 = estimate |
~$11,273
Estimated
|
~$11,273
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $747,019 | $712,806 | -34,213 (-4.6%) |
| Taxable Value | $747,019 | $712,806 | -34,213 (-4.6%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $712,806 | $683,130 | $29,676 | — | $712,806 | $712,806 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $712,806 | $683,130 | $29,676 | — | $712,806 | $712,806 | ~$11,273 | Partial |
| 2024 | $745,226 | — | — | −$62,096 | $683,130 | $— | $11,102 | Verified |
| 2023 | $505,706 | — | — | — | $683,130 ! | $— | $10,459 | Verified |
| 2022 | $505,498 | — | — | −$50,078 | $455,420 | $— | $7,875 | Verified |
| 2021 | $505,000 | — | — | −$49,580 | $455,420 | $— | $8,597 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +4.8% | +4.8% | ~100% | Not available | Partial |
| 2025 | -4.2% | -4.2% | ~100% | Not available | Partial |
| 2024 | -0.2% | -0.2% | ~100% | 1.4900% | Verified |
| 2023 | +42.3% | +42.3% | ~100% | 1.4000% | Verified |
| 2022 | +3.6% | +3.6% | ~100% | 1.5000% | Verified |
| 2021 | base year | — | ~100% | 1.7000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +41.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +8.6% | +9.0% | +47.4% | 2024 | -4.4% | 2025 |
| Assessment Ratio | 100.0% | 101.2% | — | 135.1% | 2023 | 90.1% | 2022 |
| 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 |
$11,273 | $9,861 | ~$13,828 | $11,273 | 2025 | $7,875 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$776,947 | ~$776,947 | ~1.5517% | ~$12,056 | +9.0% |
| 2027 | ~$846,859 | ~$846,859 | ~1.5219% | ~$12,888 | +18.8% |
| 2028 | ~$923,063 | ~$923,063 | ~1.4921% | ~$13,773 | +29.5% |
| 2029 | ~$1,006,124 | ~$1,006,124 | ~1.4623% | ~$14,712 | +41.1% |
| 2030 | ~$1,096,658 | ~$1,096,658 | ~1.4325% | ~$15,709 | +53.9% |
| 2026 | ~$762,691 | ~$762,691 | ~1.5815% | ~$12,062 | +7.0% |
| 2027 | ~$816,067 | ~$816,067 | ~1.5815% | ~$12,906 | +14.5% |
| 2028 | ~$873,178 | ~$873,178 | ~1.5815% | ~$13,809 | +22.5% |
| 2029 | ~$934,286 | ~$934,286 | ~1.5815% | ~$14,775 | +31.1% |
| 2030 | ~$999,671 | ~$999,671 | ~1.5815% | ~$15,809 | +40.2% |
| 2026 | ~$791,203 | ~$784,087 | ~1.5368% | ~$12,050 | +11.0% |
| 2027 | ~$878,222 | ~$862,495 | ~1.4921% | ~$12,869 | +23.2% |
| 2028 | ~$974,813 | ~$948,745 | ~1.4474% | ~$13,732 | +36.8% |
| 2029 | ~$1,082,026 | ~$1,043,619 | ~1.4027% | ~$14,638 | +51.8% |
| 2030 | ~$1,201,031 | ~$1,147,981 | ~1.3579% | ~$15,589 | +68.5% |
In 2025, this property's market value of $712,806 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -50% 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 | $712,806 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $745,226 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $505,706 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $505,498 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $505,000 | $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.