127 RALPH ABLANEDO DR TX 78748
| Owner | CHUY'S OPCO INC |
|---|---|
| Parcel ID | 0430090802 |
| Short ID | 935270 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 5,407 SF |
| Land SF | 81,936 SF |
| Acres | 1.881 |
| Year Built | 2025 |
| Legal | LOT 3 BLK B OAKS AT SLAUGHTER |
| Neighborhood | 1SO2 |
| Land | $1,638,727 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,638,727 |
| Improvement | $1,080,718 |
|---|---|
| Total Improvement | $1,080,718 |
| Market | $2,719,445 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,719,445 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,719,445 |
| Taxable Value | $2,719,445 |
|---|
Appreciation: Market value has risen +268.8% from $737,427 (2021) to $2,719,445 (2025), a CAGR of 38.6% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→2025), 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 $55,653. 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 60% of market value ($1,638,727 land vs $1,080,718 improvements), about $20/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $2,719,445, 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 +38.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $13,897,345 by 2030, with an estimated annual tax burden around $261,790. 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.
4 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 51,425 SF | ✗ |
| 1ST | 1st Floor | 5,407 SF | ✓ |
| 611 | TERRACE | 1,162 SF | ✗ |
| 501 | CANOPY | 1,162 SF | ✗ |
Market value changed by 121% in 2025, 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% | $22,204.80 | $22,204.80 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $12,576.41 | $12,576.41 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $9,020.28 | $9,020.28 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,832.55 | $2,832.55 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,481.60 | $2,481.60 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $49,115.64 | $49,115.64 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,969,758 | $2,719,445 | +9.2% |
| Assessed Value | $2,969,758 | $2,719,445 | +9.2% |
| Land Value | $1,638,727 | $1,638,727 | +0.0% |
| Improvement Value | $1,331,031 | $1,080,718 | +23.2% |
| Taxable Value | $2,969,758 | $2,719,445 | +9.2% |
| Total Tax 2026 = estimate |
~$60,776
Estimated
|
~$49,116
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,969,758 | $2,969,758 | +0 (+0.0%) |
| Taxable Value | $2,969,758 | $2,969,758 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,969,758 | $1,638,727 | $1,331,031 | — | $2,969,758 | $2,969,758 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,719,445 | $1,638,727 | $1,080,718 | — | $2,719,445 | $2,719,445 | ~$49,116 | Partial |
| 2024 | $— | — | — | — | — | $— | $24,357 | Verified |
| 2023 | $— | — | — | — | $1,229,045 | $— | $22,236 | Verified |
| 2022 | $— | — | — | — | $1,229,045 | $— | $24,273 | Verified |
| 2021 | $737,427 | — | — | — | $737,427 | $— | $16,051 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +9.2% | +9.2% | ~100% | Not available | Partial |
| 2025 | +121.3% ! | +121.3% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.9800% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.8100% | Verified |
| 2022 | +66.7% | +66.7% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +268.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +9.2% | +139.0% | +36.2% | +268.8% | 2025 | +9.2% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 1.8100% | 1.8100% | — | 1.8100% | 2025 | 1.8100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$49,116 | $32,584 | ~$154,875 | $49,116 | 2025 | $16,051 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,768,518 | ~$3,768,518 | ~2.0139% | ~$75,896 | +38.6% |
| 2027 | ~$5,222,289 | ~$5,222,289 | ~1.9814% | ~$103,474 | +92.0% |
| 2028 | ~$7,236,877 | ~$7,236,877 | ~1.9488% | ~$141,035 | +166.1% |
| 2029 | ~$10,028,628 | ~$10,028,628 | ~1.9163% | ~$192,178 | +268.8% |
| 2030 | ~$13,897,345 | ~$13,897,345 | ~1.8837% | ~$261,790 | +411.0% |
| 2026 | ~$3,714,129 | ~$3,714,129 | ~2.0465% | ~$76,009 | +36.6% |
| 2027 | ~$5,072,636 | ~$5,072,636 | ~2.0465% | ~$103,811 | +86.5% |
| 2028 | ~$6,928,040 | ~$6,928,040 | ~2.0465% | ~$141,781 | +154.8% |
| 2029 | ~$9,462,091 | ~$9,462,091 | ~2.0465% | ~$193,640 | +247.9% |
| 2030 | ~$12,923,015 | ~$12,923,015 | ~2.0465% | ~$264,468 | +375.2% |
| 2026 | ~$3,822,907 | ~$3,822,907 | ~1.9977% | ~$76,369 | +40.6% |
| 2027 | ~$5,374,118 | ~$5,374,118 | ~1.9488% | ~$104,733 | +97.6% |
| 2028 | ~$7,554,759 | ~$7,554,759 | ~1.9000% | ~$143,542 | +177.8% |
| 2029 | ~$10,620,233 | ~$10,620,233 | ~1.8512% | ~$196,601 | +290.5% |
| 2030 | ~$14,929,576 | ~$14,929,576 | ~1.8024% | ~$269,086 | +449.0% |
In 2025, this property's market value of $2,719,445 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +92% 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 | $2,719,445 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | — | $661,016 | $1,438,465 | $3,471,171 | — | +0.0% |
| 2023 | — | $667,828 | $1,414,358 | $3,374,900 | — | +9.7% |
| 2022 | — | $553,066 | $1,215,730 | $2,939,150 | — | +3.3% |
| 2021 | $737,427 | $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.