220 RALPH ABLANEDO DR AUSTIN, TX 78748
| Owner | KVG INVESTMENTS LLC |
|---|---|
| Parcel ID | 0428110201 |
| Short ID | 512972 |
| Type | Real |
| Use Code | 20 Small Store (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 1,692 SF |
| Land SF | 167,397 SF |
| Acres | 3.843 |
| Year Built | 1971 |
| Legal | ABS 6 SUR 19 CANNON W ACR 4.0 |
| Neighborhood | 20SOU |
| Land | $1,883,213 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,883,213 |
| Improvement | $51,285 |
|---|---|
| Total Improvement | $51,285 |
| Market | $1,934,498 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,934,498 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,934,498 |
| Taxable Value | $1,934,498 |
|---|
Appreciation: Market value has risen +326.7% from $453,393 (2021) to $1,934,498 (2025), a CAGR of 43.7% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2025→2026), 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 $39,589. 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 97% of market value ($1,883,213 land vs $51,285 improvements), about $11/SF of land. With value concentrated in the land under a ~55-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 $1,934,498, 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 +43.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $11,862,743 by 2030, with an estimated annual tax burden around $58,689. 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.
2 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,692 SF | ✓ |
| 549 | FENCE COMM FV | 1 SF | ✗ |
Market value changed by 105% in 2022, 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% | $17,897.98 | $17,897.98 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $10,137.10 | $10,137.10 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $7,270.71 | $7,270.71 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,283.15 | $2,283.15 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,000.27 | $2,000.27 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $39,589.21 | $39,589.21 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $5,300,000 | $1,934,498 | +174.0% |
| Assessed Value | $5,300,000 | $1,934,498 | +174.0% |
| Land Value | $1,883,213 | $1,883,213 | +0.0% |
| Improvement Value | $3,416,787 | $51,285 | +6562.4% |
| Taxable Value | $5,300,000 | $1,934,498 | +174.0% |
| Total Tax 2026 = estimate |
~$108,464
Estimated
|
~$39,589
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $10,118,296 | $5,300,000 | -4,818,296 (-47.6%) |
| Taxable Value | $10,118,296 | $5,300,000 | -4,818,296 (-47.6%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $5,300,000 | $1,883,213 | $3,416,787 | — | $5,300,000 | $5,300,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,934,498 | $1,883,213 | $51,285 | — | $1,934,498 | $1,934,498 | ~$39,589 | Partial |
| 2024 | $2,013,292 | — | — | −$130,079 | $1,883,213 | $— | $38,340 | Verified |
| 2023 | $824,918 | — | — | — | $1,960,200 ! | $— | $36,425 | Verified |
| 2022 | $401,429 | — | — | — | $784,080 ! | $— | $16,291 | Verified |
| 2021 | $453,393 | — | — | −$104,913 | $348,480 | $— | $8,738 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +423.0% ! | +423.0% | ~100% | Not available | Partial |
| 2025 | -0.0% | -0.0% | ~100% | Not available | Partial |
| 2024 | -3.9% | -3.9% | ~100% | 1.9800% | Verified |
| 2023 | +144.1% ! | +144.1% | ~100% | 1.8100% | Verified |
| 2022 | +105.5% ! | +105.5% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 1.9300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +381.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +174.0% | +81.6% | +25.5% | +174.0% | 2026 | -11.5% | 2022 |
| Assessment Ratio | 100.0% | 133.9% | — | 237.6% | 2023 | 76.9% | 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 |
$39,589 | $27,877 | ~$50,476 | $39,589 | 2025 | $8,738 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,780,300 | ~$2,127,948 | ~2.0139% | ~$42,856 | +43.7% |
| 2027 | ~$3,995,904 | ~$2,340,743 | ~1.9814% | ~$46,379 | +106.6% |
| 2028 | ~$5,742,994 | ~$2,574,817 | ~1.9488% | ~$50,179 | +196.9% |
| 2029 | ~$8,253,949 | ~$2,832,299 | ~1.9163% | ~$54,275 | +326.7% |
| 2030 | ~$11,862,743 | ~$3,115,528 | ~1.8837% | ~$58,689 | +513.2% |
| 2026 | ~$2,741,610 | ~$2,127,948 | ~2.0465% | ~$43,548 | +41.7% |
| 2027 | ~$3,885,466 | ~$2,340,743 | ~2.0465% | ~$47,903 | +100.9% |
| 2028 | ~$5,506,561 | ~$2,574,817 | ~2.0465% | ~$52,693 | +184.7% |
| 2029 | ~$7,804,011 | ~$2,832,299 | ~2.0465% | ~$57,963 | +303.4% |
| 2030 | ~$11,060,003 | ~$3,115,528 | ~2.0465% | ~$63,759 | +471.7% |
| 2026 | ~$2,818,990 | ~$2,127,948 | ~1.9977% | ~$42,509 | +45.7% |
| 2027 | ~$4,107,890 | ~$2,340,743 | ~1.9488% | ~$45,617 | +112.3% |
| 2028 | ~$5,986,100 | ~$2,574,817 | ~1.9000% | ~$48,922 | +209.4% |
| 2029 | ~$8,723,068 | ~$2,832,299 | ~1.8512% | ~$52,431 | +350.9% |
| 2030 | ~$12,711,432 | ~$3,115,528 | ~1.8024% | ~$56,153 | +557.1% |
In 2025, this property's market value of $1,934,498 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +36% 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 | $1,934,498 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $2,013,292 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $824,918 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $401,429 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $453,393 | $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.