9900 S INTERSTATE HY 35 TX 78748
| Owner | CH ATX LLC |
|---|---|
| Parcel ID | 0436110101 |
| Short ID | 732326 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 5,698 SF |
| Land SF | 86,354 SF |
| Acres | 1.982 |
| Year Built | 2007 |
| Legal | LOT 16 BLK A SOUTHPARK MEADOWS SUBD |
| Neighborhood | 32SOU |
| Land | $2,158,850 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,158,850 |
| Improvement | $819,039 |
|---|---|
| Total Improvement | $819,039 |
| Market | $2,977,889 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,977,889 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,977,889 |
| Taxable Value | $2,977,889 |
|---|
Appreciation: Market value has fallen -5.5% from $3,150,000 (2021) to $2,977,889 (2025), a CAGR of -1.4% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2021→2022), 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 $60,942. 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 72% of market value ($2,158,850 land vs $819,039 improvements), about $25/SF of land. With value concentrated in the land, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $2,977,889, 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 -1.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,775,914 by 2030, with an estimated annual tax burden around $52,291. 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 | 61,680 SF | ✗ |
| 1ST | 1st Floor | 5,698 SF | ✓ |
| 491 | SPRINKLER HEADS | 5,698 SF | ✗ |
| 611 | TERRACE | 1,210 SF | ✗ |
| 501 | CANOPY | 1,116 SF | ✗ |
| 327 | STORAGE COMM'L | 338 SF | ✓ |
| 437 | FENCE MASON LF | 63 SF | ✗ |
| 541 | FENCE COMM LF | 28 SF | ✗ |
| 435 | FENCE IRON LF | 25 SF | ✗ |
| 482 | LIGHT POLES | 4 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% | $27,551.43 | $27,551.43 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $15,604.64 | $15,604.64 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $11,192.25 | $11,192.25 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,514.59 | $3,514.59 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $3,079.14 | $3,079.14 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $60,942.05 | $60,942.05 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,000,000 | $2,977,889 | +0.7% |
| Assessed Value | $3,000,000 | $2,977,889 | +0.7% |
| Land Value | $2,158,850 | $2,158,850 | +0.0% |
| Improvement Value | $841,150 | $819,039 | +2.7% |
| Taxable Value | $3,000,000 | $2,977,889 | +0.7% |
| Total Tax 2026 = estimate |
~$61,395
Estimated
|
~$60,942
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,129,588 | $3,000,000 | -129,588 (-4.1%) |
| Taxable Value | $3,129,588 | $3,000,000 | -129,588 (-4.1%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,000,000 | $2,158,850 | $841,150 | — | $3,000,000 | $3,000,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,977,889 | $2,158,850 | $819,039 | — | $2,977,889 | $2,977,889 | ~$60,942 | Partial |
| 2024 | $3,005,773 | — | — | −$846,923 | $2,158,850 | $— | $61,436 | Verified |
| 2023 | $2,949,162 | — | — | −$790,312 | $2,158,850 | $— | $54,382 | Verified |
| 2022 | $2,894,764 | — | — | −$1,167,684 | $1,727,080 | $— | $58,244 | Verified |
| 2021 | $3,150,000 | — | — | −$1,422,920 | $1,727,080 | $— | $63,010 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +5.1% | +5.1% | ~100% | Not available | Partial |
| 2025 | -3.9% | -3.9% | ~100% | Not available | Partial |
| 2024 | +3.1% | +3.1% | ~100% | 1.9800% | Verified |
| 2023 | +1.9% | +1.9% | ~100% | 1.8100% | Verified |
| 2022 | +1.9% | +1.9% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.0000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +2.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.7% | -0.9% | -1.5% | +1.9% | 2024 | -8.1% | 2022 |
| Assessment Ratio | 100.0% | 76.6% | — | 100.0% | 2025 | 54.8% | 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 |
$60,942 | $59,603 | ~$55,676 | $63,010 | 2021 | $54,382 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,936,351 | ~$2,936,351 | ~2.0139% | ~$59,136 | -1.4% |
| 2027 | ~$2,895,393 | ~$2,895,393 | ~1.9814% | ~$57,369 | -2.8% |
| 2028 | ~$2,855,006 | ~$2,855,006 | ~1.9488% | ~$55,639 | -4.1% |
| 2029 | ~$2,815,182 | ~$2,815,182 | ~1.9163% | ~$53,947 | -5.5% |
| 2030 | ~$2,775,914 | ~$2,775,914 | ~1.8837% | ~$52,291 | -6.8% |
| 2026 | ~$2,876,793 | ~$2,876,793 | ~2.0465% | ~$58,873 | -3.4% |
| 2027 | ~$2,779,130 | ~$2,779,130 | ~2.0465% | ~$56,874 | -6.7% |
| 2028 | ~$2,684,782 | ~$2,684,782 | ~2.0465% | ~$54,944 | -9.8% |
| 2029 | ~$2,593,637 | ~$2,593,637 | ~2.0465% | ~$53,078 | -12.9% |
| 2030 | ~$2,505,586 | ~$2,505,586 | ~2.0465% | ~$51,276 | -15.9% |
| 2026 | ~$2,995,909 | ~$2,995,909 | ~1.9977% | ~$59,848 | +0.6% |
| 2027 | ~$3,014,038 | ~$3,014,038 | ~1.9488% | ~$58,739 | +1.2% |
| 2028 | ~$3,032,277 | ~$3,032,277 | ~1.9000% | ~$57,614 | +1.8% |
| 2029 | ~$3,050,626 | ~$3,050,626 | ~1.8512% | ~$56,473 | +2.4% |
| 2030 | ~$3,069,086 | ~$3,069,086 | ~1.8024% | ~$55,316 | +3.1% |
In 2025, this property's market value of $2,977,889 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +110% 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 | $2,977,889 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $3,005,773 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $2,949,162 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $2,894,764 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $3,150,000 | $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.