105 RALPH ABLANEDO DR TX 78748
| Owner | CAPITOL ENDEAVORS LTD |
|---|---|
| Parcel ID | 0430090306 |
| Short ID | 513044 |
| Type | Real |
| Use Code | 31 Night Club / Bar |
| Valuation | Income |
| Improvement SF | 1,817 SF |
| Land SF | 105,023 SF |
| Acres | 2.411 |
| Year Built | 1935 |
| Legal | LOT 1 KALEH SUBD |
| Neighborhood | 31SOU |
| Land | $1,785,391 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,785,391 |
| Improvement | $32,578 |
|---|---|
| Total Improvement | $32,578 |
| Market | $1,817,969 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,817,969 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,817,969 |
| Taxable Value | $1,817,969 |
|---|
Appreciation: Market value has risen +64.4% from $1,106,000 (2021) to $1,817,969 (2025), a CAGR of 13.2% over 4 years. This is strong appreciation — well above typical inflation. Growth has been fairly evenly spread across these years rather than concentrated in one jump. 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 $37,204. 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 98% of market value ($1,785,391 land vs $32,578 improvements), about $17/SF of land. With value concentrated in the land under a ~91-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 $1,817,969, 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 +13.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,383,574 by 2030, with an estimated annual tax burden around $55,153. 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.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 17,800 SF | ✗ |
| 1ST | 1st Floor | 1,817 SF | ✓ |
| 611 | TERRACE | 698 SF | ✗ |
| 541 | FENCE COMM LF | 372 SF | ✗ |
| 327 | STORAGE COMM'L | 300 SF | ✓ |
| 501 | CANOPY | 178 SF | ✗ |
| 511 | DECK | 100 SF | ✗ |
| 521 | FIREPLACE | 1 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% | $16,819.85 | $16,819.85 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $9,526.47 | $9,526.47 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $6,832.75 | $6,832.75 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,145.62 | $2,145.62 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,879.78 | $1,879.78 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $37,204.47 | $37,204.47 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,817,969 | $1,817,969 | +0.0% |
| Assessed Value | $1,817,969 | $1,817,969 | +0.0% |
| Land Value | $1,785,391 | $1,785,391 | +0.0% |
| Improvement Value | $32,578 | $32,578 | +0.0% |
| Taxable Value | $1,817,969 | $1,817,969 | +0.0% |
| Total Tax 2026 = estimate |
~$37,204
Estimated
|
~$37,204
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,817,969 | $1,817,969 | +0 (+0.0%) |
| Taxable Value | $1,817,969 | $1,817,969 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,817,969 | $1,785,391 | $32,578 | — | $1,817,969 | $1,817,969 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,817,969 | $1,785,391 | $32,578 | — | $1,817,969 | $1,817,969 | ~$37,204 | Partial |
| 2024 | $1,500,000 | — | — | — | $1,641,096 ! | $— | $32,523 | Verified |
| 2023 | $1,166,716 | — | — | — | $1,500,000 ! | $— | $27,139 | Verified |
| 2022 | $1,090,364 | — | — | — | $1,166,716 ! | $— | $23,042 | Verified |
| 2021 | $1,106,000 | — | — | −$55,770 | $1,050,230 | $— | $23,864 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | +10.8% | +10.8% | ~100% | Not available | Partial |
| 2024 | +9.4% | +9.4% | ~100% | 1.9800% | Verified |
| 2023 | +28.6% | +28.6% | ~100% | 1.8100% | Verified |
| 2022 | -3.9% | -3.9% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +49.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +11.1% | +13.2% | +28.6% | 2024 | -1.4% | 2022 |
| Assessment Ratio | 100.0% | 106.7% | — | 128.6% | 2023 | 95.0% | 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 |
$37,204 | $28,754 | ~$47,435 | $37,204 | 2025 | $23,042 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,058,469 | ~$1,999,766 | ~2.0139% | ~$40,274 | +13.2% |
| 2027 | ~$2,330,785 | ~$2,199,742 | ~1.9814% | ~$43,585 | +28.2% |
| 2028 | ~$2,639,125 | ~$2,419,717 | ~1.9488% | ~$47,156 | +45.2% |
| 2029 | ~$2,988,256 | ~$2,661,688 | ~1.9163% | ~$51,006 | +64.4% |
| 2030 | ~$3,383,574 | ~$2,927,857 | ~1.8837% | ~$55,153 | +86.1% |
| 2026 | ~$2,022,110 | ~$1,999,766 | ~2.0465% | ~$40,925 | +11.2% |
| 2027 | ~$2,249,173 | ~$2,199,742 | ~2.0465% | ~$45,017 | +23.7% |
| 2028 | ~$2,501,734 | ~$2,419,717 | ~2.0465% | ~$49,519 | +37.6% |
| 2029 | ~$2,782,654 | ~$2,661,688 | ~2.0465% | ~$54,471 | +53.1% |
| 2030 | ~$3,095,120 | ~$2,927,857 | ~2.0465% | ~$59,918 | +70.3% |
| 2026 | ~$2,094,828 | ~$1,999,766 | ~1.9977% | ~$39,949 | +15.2% |
| 2027 | ~$2,413,851 | ~$2,199,742 | ~1.9488% | ~$42,869 | +32.8% |
| 2028 | ~$2,781,457 | ~$2,419,717 | ~1.9000% | ~$45,975 | +53.0% |
| 2029 | ~$3,205,046 | ~$2,661,688 | ~1.8512% | ~$49,273 | +76.3% |
| 2030 | ~$3,693,144 | ~$2,927,857 | ~1.8024% | ~$52,771 | +103.1% |
In 2025, this property's market value of $1,817,969 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +28% 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 | $1,817,969 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,500,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,166,716 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $1,090,364 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $1,106,000 | $517,750 | $1,142,600 | $2,780,453 | ↓ Below 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.