114 RALPH ABLANEDO DR TX 78748
| Owner | ABLANEDO LLC |
|---|---|
| Parcel ID | 0430090103 |
| Short ID | 513024 |
| Type | Real |
| Use Code | 69 Mfg / Eng / Lab Industrial |
| Valuation | Cost |
| Improvement SF | 24,734 SF |
| Land SF | 226,076 SF |
| Acres | 5.190 |
| Year Built | 1972 |
| Legal | TRT A WATTINGER ACRES |
| Neighborhood | 69SOU |
| Land | $3,391,146 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,391,146 |
| Improvement | $1,018,542 |
|---|---|
| Total Improvement | $1,018,542 |
| Market | $4,409,688 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $4,409,688 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $4,409,688 |
| Taxable Value | $4,409,688 |
|---|
Appreciation: Market value has risen +111.5% from $2,085,000 (2021) to $4,409,688 (2025), a CAGR of 20.6% 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 $90,244. 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 cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 77% of market value ($3,391,146 land vs $1,018,542 improvements), about $15/SF of land. With value concentrated in the land under a ~54-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 $4,409,688, 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 +20.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $11,246,959 by 2030, with an estimated annual tax burden around $133,781. 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 | 25,122 SF | ✗ |
| 1ST | 1st Floor | 24,734 SF | ✓ |
| 881 | COMMCL FINISHOUT | 10,475 SF | ✓ |
| SO | Sketch Only | 1,872 SF | ✗ |
| 327 | STORAGE COMM'L | 610 SF | ✓ |
| 501 | CANOPY | 150 SF | ✗ |
| 091 | HVAC COMMRCL TON | 4 SF | ✗ |
| 549 | FENCE COMM FV | 1 SF | ✗ |
| 289 | SHED FV | 1 SF | ✓ |
| 579 | STORAGE DET FV | 1 SF | ✓ |
Market value changed by 111% 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% | $40,798.43 | $40,798.43 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $23,107.51 | $23,107.51 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $16,573.59 | $16,573.59 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $5,204.45 | $5,204.45 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $4,559.62 | $4,559.62 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $90,243.60 | $90,243.60 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $4,437,000 | $4,409,688 | +0.6% |
| Assessed Value | $4,437,000 | $4,409,688 | +0.6% |
| Land Value | $3,391,146 | $3,391,146 | +0.0% |
| Improvement Value | $1,045,854 | $1,018,542 | +2.7% |
| Taxable Value | $4,437,000 | $4,409,688 | +0.6% |
| Total Tax 2026 = estimate |
~$90,803
Estimated
|
~$90,244
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $4,961,537 | $4,437,000 | -524,537 (-10.6%) |
| Taxable Value | $4,961,537 | $4,437,000 | -524,537 (-10.6%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $4,437,000 | $3,391,146 | $1,045,854 | — | $4,437,000 | $4,437,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $4,409,688 | $3,391,146 | $1,018,542 | — | $4,409,688 | $4,409,688 | ~$90,244 | Partial |
| 2024 | $4,409,688 | — | — | −$1,018,542 | $3,391,146 | $— | $87,392 | Verified |
| 2023 | $2,375,000 | — | — | — | $3,391,146 ! | $— | $79,782 | Verified |
| 2022 | $2,107,581 | — | — | −$751,123 | $1,356,458 | $— | $46,904 | Verified |
| 2021 | $2,085,000 | — | — | −$954,618 | $1,130,382 | $— | $45,875 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +12.5% | +12.5% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | -12.1% | -12.1% | ~100% | 1.9800% | Verified |
| 2023 | +111.1% ! | +111.1% | ~100% | 1.5900% | Verified |
| 2022 | +12.7% | +12.7% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.2000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +109.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.6% | +20.0% | +20.4% | +85.7% | 2024 | +0.0% | 2025 |
| Assessment Ratio | 100.0% | 89.7% | — | 142.8% | 2023 | 54.2% | 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 |
$90,244 | $70,039 | ~$115,059 | $90,244 | 2025 | $45,875 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$5,317,816 | ~$4,850,657 | ~2.0139% | ~$97,689 | +20.6% |
| 2027 | ~$6,412,963 | ~$5,335,722 | ~1.9814% | ~$105,721 | +45.4% |
| 2028 | ~$7,733,645 | ~$5,869,295 | ~1.9488% | ~$114,383 | +75.4% |
| 2029 | ~$9,326,306 | ~$6,456,224 | ~1.9163% | ~$123,720 | +111.5% |
| 2030 | ~$11,246,959 | ~$7,101,847 | ~1.8837% | ~$133,781 | +155.1% |
| 2026 | ~$5,229,622 | ~$4,850,657 | ~2.0465% | ~$99,268 | +18.6% |
| 2027 | ~$6,202,015 | ~$5,335,722 | ~2.0465% | ~$109,195 | +40.6% |
| 2028 | ~$7,355,213 | ~$5,869,295 | ~2.0465% | ~$120,114 | +66.8% |
| 2029 | ~$8,722,836 | ~$6,456,224 | ~2.0465% | ~$132,126 | +97.8% |
| 2030 | ~$10,344,754 | ~$7,101,847 | ~2.0465% | ~$145,338 | +134.6% |
| 2026 | ~$5,406,010 | ~$4,850,657 | ~1.9977% | ~$96,900 | +22.6% |
| 2027 | ~$6,627,440 | ~$5,335,722 | ~1.9488% | ~$103,985 | +50.3% |
| 2028 | ~$8,124,839 | ~$5,869,295 | ~1.9000% | ~$111,518 | +84.2% |
| 2029 | ~$9,960,560 | ~$6,456,224 | ~1.8512% | ~$119,517 | +125.9% |
| 2030 | ~$12,211,042 | ~$7,101,847 | ~1.8024% | ~$128,002 | +176.9% |
In 2025, this property's market value of $4,409,688 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 3× 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 | $4,409,688 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $4,409,688 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $2,375,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $2,107,581 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $2,085,000 | $517,750 | $1,142,600 | $2,780,453 | ↑ Above median | 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.