9005 CULLEN LN TX 78739
| Owner | SOUTHWESTERN BELL TELEPHONE |
|---|---|
| Parcel ID | 0432111201 |
| Short ID | 889851 |
| Type | Real |
| Use Code | 61 Warehouse (<20,000 SF) |
| Valuation | Cost |
| Improvement SF | 6,000 SF |
| Land SF | 113,979 SF |
| Acres | 2.617 |
| Year Built | 1985 |
| Legal | 2.6166 AC OF (LEASEHOLD) LOT 3 DUNNAHOO TOM F SUBD |
| Neighborhood | 61SOU |
| Land | $1,937,645 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,937,645 |
| Improvement | $717,696 |
|---|---|
| Total Improvement | $717,696 |
| Market | $2,655,341 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,655,341 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,655,341 |
| Taxable Value | $2,655,341 |
|---|
Appreciation: Market value has risen +121.4% from $1,199,529 (2021) to $2,655,341 (2025), a CAGR of 22.0% 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 $54,341. 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 73% of market value ($1,937,645 land vs $717,696 improvements), about $17/SF of land. With value concentrated in the land under a ~41-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 $2,655,341, 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 +22.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $7,169,803 by 2030, with an estimated annual tax burden around $80,557. 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.
7 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 80,800 SF | ✗ |
| 1ST | 1st Floor | 6,000 SF | ✓ |
| 501 | CANOPY | 1,644 SF | ✗ |
| 881 | COMMCL FINISHOUT | 1,500 SF | ✓ |
| 541 | FENCE COMM LF | 1,420 SF | ✗ |
| 591 | MASONRY TRIM SF | 840 SF | ✗ |
| 327 | STORAGE COMM'L | 120 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% | $24,567.21 | $24,567.21 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $13,914.44 | $13,914.44 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $9,979.97 | $9,979.97 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,133.91 | $3,133.91 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,745.62 | $2,745.62 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $54,341.15 | $54,341.15 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,655,541 | $2,655,341 | +0.0% |
| Assessed Value | $2,655,541 | $2,655,341 | +0.0% |
| Land Value | $1,937,645 | $1,937,645 | +0.0% |
| Improvement Value | $717,896 | $717,696 | +0.0% |
| Taxable Value | $2,655,541 | $2,655,341 | +0.0% |
| Total Tax 2026 = estimate |
~$54,345
Estimated
|
~$54,341
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,498,672 | $2,655,541 | -843,131 (-24.1%) |
| Taxable Value | $3,186,409 | $2,655,541 | -530,868 (-16.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,655,541 | $1,937,645 | $717,896 | — | $2,655,541 | $2,655,541 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,655,341 | $1,937,645 | $717,696 | — | $2,655,341 | $2,655,341 | ~$54,341 | Partial |
| 2024 | $2,943,818 | — | — | −$1,006,173 | $1,937,645 | $— | $52,529 | Verified |
| 2023 | $1,726,541 | — | — | — | $1,937,645 ! | $— | $53,261 | Verified |
| 2022 | $1,000,000 | — | — | −$31,178 | $968,822 | $— | $34,098 | Verified |
| 2021 | $1,199,529 | — | — | −$743,613 | $455,916 | $— | $21,767 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +31.8% | +20.0% | 91.1% | Not available | Partial |
| 2025 | +0.2% | +0.2% | ~100% | Not available | Partial |
| 2024 | -10.0% | -10.0% | ~100% | 1.9800% | Verified |
| 2023 | +70.5% | +70.5% | ~100% | 1.8100% | Verified |
| 2022 | +72.7% | +72.7% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 1.8100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +165.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +23.4% | +22.0% | +72.7% | 2023 | -16.6% | 2022 |
| Assessment Ratio | 100.0% | 85.5% | — | 112.2% | 2023 | 38.0% | 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 |
$54,341 | $43,199 | ~$69,284 | $54,341 | 2025 | $21,767 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,238,901 | ~$2,920,875 | ~2.0139% | ~$58,825 | +22.0% |
| 2027 | ~$3,950,709 | ~$3,212,963 | ~1.9814% | ~$63,661 | +48.8% |
| 2028 | ~$4,818,950 | ~$3,534,259 | ~1.9488% | ~$68,877 | +81.5% |
| 2029 | ~$5,878,004 | ~$3,887,685 | ~1.9163% | ~$74,499 | +121.4% |
| 2030 | ~$7,169,803 | ~$4,276,453 | ~1.8837% | ~$80,557 | +170.0% |
| 2026 | ~$3,185,794 | ~$2,920,875 | ~2.0465% | ~$59,775 | +20.0% |
| 2027 | ~$3,822,215 | ~$3,212,963 | ~2.0465% | ~$65,753 | +43.9% |
| 2028 | ~$4,585,773 | ~$3,534,259 | ~2.0465% | ~$72,328 | +72.7% |
| 2029 | ~$5,501,866 | ~$3,887,685 | ~2.0465% | ~$79,561 | +107.2% |
| 2030 | ~$6,600,965 | ~$4,276,453 | ~2.0465% | ~$87,517 | +148.6% |
| 2026 | ~$3,292,008 | ~$2,920,875 | ~1.9977% | ~$58,349 | +24.0% |
| 2027 | ~$4,081,327 | ~$3,212,963 | ~1.9488% | ~$62,615 | +53.7% |
| 2028 | ~$5,059,901 | ~$3,534,259 | ~1.9000% | ~$67,152 | +90.6% |
| 2029 | ~$6,273,105 | ~$3,887,685 | ~1.8512% | ~$71,969 | +136.2% |
| 2030 | ~$7,777,198 | ~$4,276,453 | ~1.8024% | ~$77,078 | +192.9% |
In 2025, this property's market value of $2,655,341 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +87% 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 | $2,655,341 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $2,943,818 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,726,541 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,000,000 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $1,199,529 | $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.