901 LITTLE TEXAS LN TX 78745
| Owner | ACT III INNER LOOP THEATRES INC |
|---|---|
| Parcel ID | 0420050213 |
| Short ID | 447208 |
| Type | Real |
| Use Code | 90 Theater |
| Valuation | Income |
| Improvement SF | 58,776 SF |
| Land SF | 638,024 SF |
| Acres | 14.647 |
| Year Built | 1998 |
| Legal | LOT 1 BLK B STASSNEY HEIGHTS SOUTH SEC 2 |
| Neighborhood | 90SOU |
| Land | $7,177,770 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $7,177,770 |
| Improvement | $2,822,230 |
|---|---|
| Total Improvement | $2,822,230 |
| Market | $10,000,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $10,000,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $10,000,000 |
| Taxable Value | $10,000,000 |
|---|
Appreciation: Market value has risen +63.9% from $6,100,000 (2021) to $10,000,000 (2025), a CAGR of 13.2% 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 2.0465% in 2025 (+0.0647% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $204,648. 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 72% of market value ($7,177,770 land vs $2,822,230 improvements), about $11/SF of land. With value concentrated in the land, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $10,000,000, 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 +13.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $18,549,735 by 2030, with an estimated annual tax burden around $303,379. 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.
7 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 200,000 SF | ✗ |
| 491 | SPRINKLER HEADS | 74,605 SF | ✗ |
| 1ST | 1st Floor | 58,776 SF | ✓ |
| LOBBY | Lobby | 7,957 SF | ✓ |
| MEZZ | Mezzanine | 7,872 SF | ✓ |
| 501 | CANOPY | 2,810 SF | ✗ |
| 482 | LIGHT POLES | 53 SF | ✓ |
Market value changed by 179% 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% | $92,520.00 | $92,520.00 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $52,401.70 | $52,401.70 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $37,584.50 | $37,584.50 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $11,802.30 | $11,802.30 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $10,340.00 | $10,340.00 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $204,648.50 | $204,648.50 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $12,839,928 | $10,000,000 | +28.4% |
| Assessed Value | $12,839,928 | $10,000,000 | +28.4% |
| Land Value | $7,177,770 | $7,177,770 | +0.0% |
| Improvement Value | $5,662,158 | $2,822,230 | +100.6% |
| Taxable Value | $12,839,928 | $10,000,000 | +28.4% |
| Total Tax 2026 = estimate |
~$262,767
Estimated
|
~$204,648
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $15,671,006 | $12,839,928 | -2,831,078 (-18.1%) |
| Taxable Value | $15,671,006 | $12,839,928 | -2,831,078 (-18.1%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $12,839,928 | $7,177,770 | $5,662,158 | — | $12,839,928 | $12,839,928 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $10,000,000 | $7,177,770 | $2,822,230 | — | $10,000,000 | $10,000,000 | ~$204,648 | Partial |
| 2024 | $10,000,000 | — | — | −$2,822,230 | $7,177,770 | $— | $237,818 | Verified |
| 2023 | $6,100,000 | — | — | — | $9,570,360 ! | $— | $180,925 | Verified |
| 2022 | $6,100,000 | — | — | — | $6,100,000 | $— | $120,470 | Verified |
| 2021 | $6,100,000 | — | — | −$2,490,836 | $3,609,164 | $— | $132,777 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +56.7% | +56.7% | ~100% | Not available | Partial |
| 2025 | -16.7% | -16.7% | ~100% | Not available | Partial |
| 2024 | -29.4% | -29.4% | ~100% | 1.9800% | Verified |
| 2023 | +178.6% ! | +178.6% | ~100% | 1.0600% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +63.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +28.4% | +18.5% | +8.1% | +63.9% | 2024 | +0.0% | 2022 |
| Assessment Ratio | 100.0% | 98.0% | — | 156.9% | 2023 | 59.2% | 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 |
$204,648 | $175,328 | ~$260,923 | $237,818 | 2024 | $120,470 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$11,315,338 | ~$11,000,000 | ~2.0139% | ~$221,533 | +13.2% |
| 2027 | ~$12,803,688 | ~$12,100,000 | ~1.9814% | ~$239,748 | +28.0% |
| 2028 | ~$14,487,806 | ~$13,310,000 | ~1.9488% | ~$259,391 | +44.9% |
| 2029 | ~$16,393,443 | ~$14,641,000 | ~1.9163% | ~$280,564 | +63.9% |
| 2030 | ~$18,549,735 | ~$16,105,100 | ~1.8837% | ~$303,379 | +85.5% |
| 2026 | ~$11,115,338 | ~$11,000,000 | ~2.0465% | ~$225,113 | +11.2% |
| 2027 | ~$12,355,074 | ~$12,100,000 | ~2.0465% | ~$247,625 | +23.6% |
| 2028 | ~$13,733,083 | ~$13,310,000 | ~2.0465% | ~$272,387 | +37.3% |
| 2029 | ~$15,264,786 | ~$14,641,000 | ~2.0465% | ~$299,626 | +52.6% |
| 2030 | ~$16,967,327 | ~$16,105,100 | ~2.0465% | ~$329,588 | +69.7% |
| 2026 | ~$11,515,338 | ~$11,000,000 | ~1.9977% | ~$219,743 | +15.2% |
| 2027 | ~$13,260,302 | ~$12,100,000 | ~1.9488% | ~$235,810 | +32.6% |
| 2028 | ~$15,269,686 | ~$13,310,000 | ~1.9000% | ~$252,892 | +52.7% |
| 2029 | ~$17,583,560 | ~$14,641,000 | ~1.8512% | ~$271,033 | +75.8% |
| 2030 | ~$20,248,064 | ~$16,105,100 | ~1.8024% | ~$290,274 | +102.5% |
In 2025, this property's market value of $10,000,000 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 7× 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 | $10,000,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $10,000,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $6,100,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $6,100,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $6,100,000 | $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.