7101 S MO-PAC EXPRESSWAY TX 78749
| Owner | NS RETAIL HOLDINGS LLC |
|---|---|
| Parcel ID | 0415270402 |
| Short ID | 446850 |
| Type | Real |
| Use Code | 94 Health Club |
| Valuation | Income |
| Improvement SF | 105,662 SF |
| Land SF | 1,635,242 SF |
| Acres | 37.540 |
| Year Built | 2007 |
| Legal | LOT 1 BLK C FORUM TRACT III |
| Neighborhood | 94LRG |
| Land | $19,622,909 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $19,622,909 |
| Improvement | $11,877,091 |
|---|---|
| Total Improvement | $11,877,091 |
| Market | $31,500,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $31,500,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $31,500,000 |
| Taxable Value | $31,500,000 |
|---|
Appreciation: Market value has fallen -4.5% from $33,000,000 (2021) to $31,500,000 (2025), a CAGR of -1.2% over 4 years. Growth has been relatively flat for this asset class. 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 lagged 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 $644,643. 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 62% of market value ($19,622,909 land vs $11,877,091 improvements), about $12/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $31,500,000, 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 -1.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $29,720,514 by 2030, with an estimated annual tax burden around $559,858. 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 |
|---|---|---|---|
| 551 | PAVED AREA | 308,500 SF | ✗ |
| 1ST | 1st Floor | 68,428 SF | ✓ |
| 2ND | 2nd Floor | 37,234 SF | ✓ |
| 611 | TERRACE | 33,932 SF | ✗ |
| 601 | POOL COMM'L | 10,928 SF | ✗ |
| SO | Sketch Only | 8,000 SF | ✗ |
| 501 | CANOPY | 1,444 SF | ✗ |
| 435 | FENCE IRON LF | 1,000 SF | ✗ |
| 327 | STORAGE COMM'L | 710 SF | ✓ |
| 482 | LIGHT POLES | 28 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% | $291,438.00 | $291,438.00 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $165,065.36 | $165,065.36 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $118,391.18 | $118,391.18 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $37,177.25 | $37,177.25 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $32,571.00 | $32,571.00 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $644,642.79 | $644,642.79 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $31,500,000 | $31,500,000 | +0.0% |
| Assessed Value | $31,500,000 | $31,500,000 | +0.0% |
| Land Value | $19,622,909 | $19,622,909 | +0.0% |
| Improvement Value | $11,877,091 | $11,877,091 | +0.0% |
| Taxable Value | $31,500,000 | $31,500,000 | +0.0% |
| Total Tax 2026 = estimate |
~$644,643
Estimated
|
~$644,643
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $47,908,557 | $31,500,000 | -16,408,557 (-34.2%) |
| Taxable Value | $47,908,557 | $31,500,000 | -16,408,557 (-34.2%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $31,500,000 | $19,622,909 | $11,877,091 | — | $31,500,000 | $31,500,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $31,500,000 | $19,622,909 | $11,877,091 | — | $31,500,000 | $31,500,000 | ~$644,643 | Partial |
| 2024 | $31,500,000 | — | — | −$11,877,091 | $19,622,909 | $— | $491,749 | Verified |
| 2023 | $31,508,227 | — | — | −$19,734,482 | $11,773,745 | $— | $449,327 | Verified |
| 2022 | $31,508,227 | — | — | −$19,734,482 | $11,773,745 | $— | $489,901 | Verified |
| 2021 | $33,000,000 | — | — | −$21,226,255 | $11,773,745 | $— | $539,689 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +52.1% | +52.1% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | -23.3% | -23.3% | ~100% | 1.5600% | Verified |
| 2023 | +30.3% | +30.3% | ~100% | 1.0900% | Verified |
| 2022 | -5.2% | -5.2% | ~100% | 1.5500% | Verified |
| 2021 | base year | — | ~100% | 1.6400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -5.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | -0.9% | -1.2% | +0.0% | 2023 | -4.5% | 2022 |
| Assessment Ratio | 100.0% | 62.1% | — | 100.0% | 2025 | 35.7% | 2021 |
| 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 |
$644,643 | $523,062 | ~$593,146 | $644,643 | 2025 | $449,327 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$31,135,777 | ~$31,135,777 | ~2.0139% | ~$627,055 | -1.2% |
| 2027 | ~$30,775,765 | ~$30,775,765 | ~1.9814% | ~$609,787 | -2.3% |
| 2028 | ~$30,419,916 | ~$30,419,916 | ~1.9488% | ~$592,835 | -3.4% |
| 2029 | ~$30,068,182 | ~$30,068,182 | ~1.9163% | ~$576,194 | -4.5% |
| 2030 | ~$29,720,514 | ~$29,720,514 | ~1.8837% | ~$559,858 | -5.6% |
| 2026 | ~$30,505,777 | ~$30,505,777 | ~2.0465% | ~$624,296 | -3.2% |
| 2027 | ~$29,542,934 | ~$29,542,934 | ~2.0465% | ~$604,592 | -6.2% |
| 2028 | ~$28,610,481 | ~$28,610,481 | ~2.0465% | ~$585,509 | -9.2% |
| 2029 | ~$27,707,459 | ~$27,707,459 | ~2.0465% | ~$567,029 | -12.0% |
| 2030 | ~$26,832,939 | ~$26,832,939 | ~2.0465% | ~$549,132 | -14.8% |
| 2026 | ~$31,765,777 | ~$31,765,777 | ~1.9977% | ~$634,573 | +0.8% |
| 2027 | ~$32,033,796 | ~$32,033,796 | ~1.9488% | ~$624,287 | +1.7% |
| 2028 | ~$32,304,077 | ~$32,304,077 | ~1.9000% | ~$613,783 | +2.6% |
| 2029 | ~$32,576,638 | ~$32,576,638 | ~1.8512% | ~$603,057 | +3.4% |
| 2030 | ~$32,851,499 | ~$32,851,499 | ~1.8024% | ~$592,106 | +4.3% |
In 2025, this property's market value of $31,500,000 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 22× 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 | $31,500,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $31,500,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $31,508,227 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $31,508,227 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $33,000,000 | $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.