5401 LA CROSSE AVE B TX 78738
| Owner | HARDHEAD PARTNERS LTD |
|---|---|
| Parcel ID | 0424380303 |
| Short ID | 854932 |
| Type | Real |
| Use Code | 51 Office Large (>35,000 SF) |
| Valuation | Income |
| Improvement SF | 37,248 SF |
| Land SF | 316,373 SF |
| Acres | 7.263 |
| Year Built | 2014 |
| Legal | UNT B LA CROSSE OFFICE PARK AMD PLUS 37.33 % INT IN COM AREA |
| Neighborhood | 51SWE |
| Land | $949,119 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $949,119 |
| Improvement | $6,449,756 |
|---|---|
| Total Improvement | $6,449,756 |
| Market | $7,398,875 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $7,398,875 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $7,398,875 |
| Taxable Value | $7,398,875 |
|---|
Appreciation: Market value has fallen -30.3% from $10,615,500 (2021) to $7,398,875 (2025), a CAGR of -8.6% over 4 years. Growth has been relatively flat for this asset class. 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 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 $151,417. 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 13% of market value ($949,119 land vs $6,449,756 improvements), about $3/SF of land. Most value sits in the improvements, so building condition, age (~12 yrs), and rent roll drive the underwriting.
Submarket Position: At $7,398,875, 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 -8.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $4,711,913 by 2030, with an estimated annual tax burden around $88,760. 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 |
|---|---|---|---|
| 551 | PAVED AREA | 43,750 SF | ✗ |
| 491 | SPRINKLER HEADS | 36,924 SF | ✗ |
| 1ST | 1st Floor | 18,624 SF | ✓ |
| 2ND | 2nd Floor | 18,624 SF | ✓ |
| 611 | TERRACE | 2,626 SF | ✗ |
| 501 | CANOPY | 1,926 SF | ✗ |
| 504 | SKYWAY | 480 SF | ✓ |
| 335 | PENTHOUSE | 480 SF | ✓ |
| 482 | LIGHT POLES | 6 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% | $68,454.39 | $68,454.39 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $38,771.36 | $38,771.36 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $27,808.30 | $27,808.30 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $8,732.37 | $8,732.37 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $7,650.44 | $7,650.44 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $151,416.86 | $151,416.86 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $7,710,336 | $7,398,875 | +4.2% |
| Assessed Value | $7,710,336 | $7,398,875 | +4.2% |
| Land Value | $949,119 | $949,119 | +0.0% |
| Improvement Value | $6,761,217 | $6,449,756 | +4.8% |
| Taxable Value | $7,710,336 | $7,398,875 | +4.2% |
| Total Tax 2026 = estimate |
~$157,791
Estimated
|
~$151,417
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $8,010,860 | $7,710,336 | -300,524 (-3.8%) |
| Taxable Value | $8,010,860 | $7,710,336 | -300,524 (-3.8%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $7,710,336 | $949,119 | $6,761,217 | — | $7,710,336 | $7,710,336 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $7,398,875 | $949,119 | $6,449,756 | — | $7,398,875 | $7,398,875 | ~$151,417 | Partial |
| 2024 | $9,636,121 | — | — | −$8,687,002 | $949,119 | $— | $163,628 | Verified |
| 2023 | $12,159,100 | — | — | −$11,209,981 | $949,119 | $— | $174,341 | Verified |
| 2022 | $10,590,000 | — | — | −$9,640,881 | $949,119 | $— | $240,133 | Verified |
| 2021 | $10,615,500 | — | — | −$9,666,381 | $949,119 | $— | $230,510 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +8.3% | +8.3% | ~100% | Not available | Partial |
| 2025 | -10.4% | -10.4% | ~100% | Not available | Partial |
| 2024 | -14.3% | -14.3% | ~100% | 1.9800% | Verified |
| 2023 | -20.7% | -20.7% | ~100% | 1.8100% | Verified |
| 2022 | +14.8% | +14.8% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -30.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +4.2% | -5.0% | -9.4% | +14.8% | 2023 | -23.2% | 2025 |
| Assessment Ratio | 100.0% | 39.2% | — | 100.0% | 2025 | 7.8% | 2023 |
| 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 |
$151,417 | $192,006 | ~$111,223 | $240,133 | 2022 | $151,417 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$6,760,394 | ~$6,760,394 | ~2.0139% | ~$136,150 | -8.6% |
| 2027 | ~$6,177,010 | ~$6,177,010 | ~1.9814% | ~$122,391 | -16.5% |
| 2028 | ~$5,643,969 | ~$5,643,969 | ~1.9488% | ~$109,992 | -23.7% |
| 2029 | ~$5,156,926 | ~$5,156,926 | ~1.9163% | ~$98,822 | -30.3% |
| 2030 | ~$4,711,913 | ~$4,711,913 | ~1.8837% | ~$88,760 | -36.3% |
| 2026 | ~$7,028,931 | ~$7,028,931 | ~2.0465% | ~$143,846 | -5.0% |
| 2027 | ~$6,677,485 | ~$6,677,485 | ~2.0465% | ~$136,654 | -9.7% |
| 2028 | ~$6,343,610 | ~$6,343,610 | ~2.0465% | ~$129,821 | -14.3% |
| 2029 | ~$6,026,430 | ~$6,026,430 | ~2.0465% | ~$123,330 | -18.5% |
| 2030 | ~$5,725,108 | ~$5,725,108 | ~2.0465% | ~$117,163 | -22.6% |
| 2026 | ~$6,908,371 | ~$6,908,371 | ~1.9977% | ~$138,006 | -6.6% |
| 2027 | ~$6,450,385 | ~$6,450,385 | ~1.9488% | ~$125,708 | -12.8% |
| 2028 | ~$6,022,761 | ~$6,022,761 | ~1.9000% | ~$114,433 | -18.6% |
| 2029 | ~$5,623,486 | ~$5,623,486 | ~1.8512% | ~$104,102 | -24.0% |
| 2030 | ~$5,250,681 | ~$5,250,681 | ~1.8024% | ~$94,637 | -29.0% |
In 2025, this property's market value of $7,398,875 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 5× 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 | $7,398,875 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $9,636,121 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $12,159,100 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $10,590,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $10,615,500 | $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.