9424 CULLEN LN TX 78748
| Owner | BVA SPM SPE LLC & SOUTHPARK MEADOWS SPE HL LLC |
|---|---|
| Parcel ID | 0432110312 |
| Short ID | 732310 |
| Type | Real |
| Use Code | 46 Discount Store (>25,000 SF) |
| Valuation | Income |
| Improvement SF | 98,690 SF |
| Land SF | 320,845 SF |
| Acres | 7.366 |
| Year Built | 2006 |
| Legal | LOT 5 BLK A SOUTHPARK MEADOWS SUBD |
| Neighborhood | 41SOU |
| Land | $3,208,450 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,208,450 |
| Improvement | $4,396,550 |
|---|---|
| Total Improvement | $4,396,550 |
| Market | $7,605,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $7,605,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $7,605,000 |
| Taxable Value | $7,605,000 |
|---|
Appreciation: Market value has fallen -18.5% from $9,336,000 (2021) to $7,605,000 (2025), a CAGR of -5.0% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2022→2023), 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 $155,635. 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 42% of market value ($3,208,450 land vs $4,396,550 improvements), about $10/SF of land. Most value sits in the improvements, so building condition, age (~20 yrs), and rent roll drive the underwriting.
Submarket Position: At $7,605,000, 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 -5.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $5,885,349 by 2030, with an estimated annual tax burden around $110,865. 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 | 175,500 SF | ✗ |
| 1ST | 1st Floor | 98,690 SF | ✓ |
| 491 | SPRINKLER HEADS | 98,690 SF | ✗ |
| 328 | MEZZ COMM (STG) | 6,878 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% | $70,361.46 | $70,361.46 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $39,851.49 | $39,851.49 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $28,583.01 | $28,583.01 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $8,975.65 | $8,975.65 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $7,863.57 | $7,863.57 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $155,635.18 | $155,635.18 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $7,605,000 | $7,605,000 | +0.0% |
| Assessed Value | $7,605,000 | $7,605,000 | +0.0% |
| Land Value | $3,208,450 | $3,208,450 | +0.0% |
| Improvement Value | $4,396,550 | $4,396,550 | +0.0% |
| Taxable Value | $7,605,000 | $7,605,000 | +0.0% |
| Total Tax 2026 = estimate |
~$155,635
Estimated
|
~$155,635
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $7,605,000 | $7,605,000 | +0 (+0.0%) |
| Taxable Value | $7,605,000 | $7,605,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $7,605,000 | $3,208,450 | $4,396,550 | — | $7,605,000 | $7,605,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $7,605,000 | $3,208,450 | $4,396,550 | — | $7,605,000 | $7,605,000 | ~$155,635 | Partial |
| 2024 | $7,800,000 | — | — | −$4,591,550 | $3,208,450 | $— | $154,581 | Verified |
| 2023 | $7,800,000 | — | — | −$4,591,550 | $3,208,450 | $— | $141,121 | Verified |
| 2022 | $9,336,000 | — | — | −$6,127,550 | $3,208,450 | $— | $155,560 | Verified |
| 2021 | $9,336,000 | — | — | −$6,127,550 | $3,208,450 | $— | $167,247 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | -2.5% | -2.5% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.9800% | Verified |
| 2023 | -16.5% | -16.5% | ~100% | 1.8100% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.6700% | Verified |
| 2021 | base year | — | ~100% | 1.7900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -18.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | -3.8% | -5.0% | +0.0% | 2022 | -16.5% | 2023 |
| Assessment Ratio | 100.0% | 58.5% | — | 100.0% | 2025 | 34.4% | 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 |
$155,635 | $154,829 | ~$127,633 | $167,247 | 2021 | $141,121 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$7,224,933 | ~$7,224,933 | ~2.0139% | ~$145,506 | -5.0% |
| 2027 | ~$6,863,860 | ~$6,863,860 | ~1.9814% | ~$136,000 | -9.7% |
| 2028 | ~$6,520,832 | ~$6,520,832 | ~1.9488% | ~$127,081 | -14.3% |
| 2029 | ~$6,194,947 | ~$6,194,947 | ~1.9163% | ~$118,713 | -18.5% |
| 2030 | ~$5,885,349 | ~$5,885,349 | ~1.8837% | ~$110,865 | -22.6% |
| 2026 | ~$7,224,750 | ~$7,224,750 | ~2.0465% | ~$147,853 | -5.0% |
| 2027 | ~$6,863,512 | ~$6,863,512 | ~2.0465% | ~$140,461 | -9.8% |
| 2028 | ~$6,520,337 | ~$6,520,337 | ~2.0465% | ~$133,438 | -14.3% |
| 2029 | ~$6,194,320 | ~$6,194,320 | ~2.0465% | ~$126,766 | -18.5% |
| 2030 | ~$5,884,604 | ~$5,884,604 | ~2.0465% | ~$120,428 | -22.6% |
| 2026 | ~$7,377,033 | ~$7,377,033 | ~1.9977% | ~$147,368 | -3.0% |
| 2027 | ~$7,155,899 | ~$7,155,899 | ~1.9488% | ~$139,457 | -5.9% |
| 2028 | ~$6,941,394 | ~$6,941,394 | ~1.9000% | ~$131,888 | -8.7% |
| 2029 | ~$6,733,319 | ~$6,733,319 | ~1.8512% | ~$124,647 | -11.5% |
| 2030 | ~$6,531,481 | ~$6,531,481 | ~1.8024% | ~$117,722 | -14.1% |
In 2025, this property's market value of $7,605,000 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 | $7,605,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $7,800,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $7,800,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $9,336,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $9,336,000 | $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.