PECAN ST 78660
| Owner | USRLP PFLUGERVILLE II LLC |
|---|---|
| Parcel ID | 0264520102 |
| Short ID | 956592 |
| Type | Real |
| Use Code | 60 Industrial 20K+ SF (<25% FO) |
| Valuation | Cost |
| Improvement SF | 170,100 SF |
| Land SF | 443,920 SF |
| Acres | 10.191 |
| Year Built | 2023 |
| Legal | LAKESIDE MEADOWS INDUSTRIAL PHS 3 LOT 6 |
| Neighborhood | FE2 |
| Land | $1,331,760 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,331,760 |
| Improvement | $23,468,240 |
|---|---|
| Total Improvement | $23,468,240 |
| Market | $24,800,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $24,800,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $24,800,000 |
| Taxable Value | $24,800,000 |
|---|
Appreciation: Market value has risen +1762.2% from $1,331,760 (2022) to $24,800,000 (2025), a CAGR of 165.1% over 3 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2024→2025), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend. Over the same span, the median Land/Vacant parcel countywide rose +53.5%, so this parcel has outpaced the broader land/vacant market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 2.2285% in 2025 (+0.0325% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $552,676. Pflugerville ISD is the largest single contributor, at 48.0% of the total 2025 levy.
Asset Class: Land / Vacant. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 5% of market value ($1,331,760 land vs $23,468,240 improvements), about $3/SF of land. Most value sits in the improvements, so building condition, age (~3 yrs), and rent roll drive the underwriting.
Submarket Position: At $24,800,000, this parcel sits in the top quartile (≥75th percentile) of Land/Vacant property in Travis County — county median $84,423 (P25 $24,862 / P75 $362,804, n=35,611). Land/Vacant here is the broad TCAD category — every land/vacant 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 +96.6% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $584,505,701 by 2031, with an estimated annual tax burden around $632,058. 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.
5 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 170,100 SF | ✓ |
| 491 | SPRINKLER HEADS | 170,100 SF | ✗ |
| 551 | PAVED AREA | 160,000 SF | ✗ |
| 407 | LOADING DOCK | 1,800 SF | ✓ |
| 413 | STAIRWAY EXT | 8 SF | ✓ |
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.
| Entity | 2021 Rate | 2022 Rate | 2023 Rate | 2024 Rate | 2025 Rate | YoY (2024→25) | Amt Due | Amt Paid | Balance |
|---|---|---|---|---|---|---|---|---|---|
| IPF Pflugerville ISD | 1.3880% | 1.2646% | 1.1092% | 1.1069% | 1.1069% | +0.0000% | $274,511.20 | $274,511.20 | Paid |
| CPF City of Pflugerville | 0.4863% | 0.4813% | 0.5362% | 0.5428% | 0.5350% | -0.0078% | $132,680.00 | $132,680.00 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $93,209.56 | $93,209.56 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $29,269.70 | $29,269.70 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $23,005.72 | $23,005.72 | Paid |
| P11L | — | — | — | — | — | — | $18,753.96 | $18,753.96 | Paid |
| Combined Rate | 2.4335% | 2.2428% | 2.1280% | 2.1960% | 2.2285% | +0.0325% | $571,430.14 | $571,430.14 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IPF Pflugerville ISD | 1.1069% | $274,511.20 | 48.0% |
| CPF City of Pflugerville | 0.5350% | $132,680.00 | 23.2% |
| TCO Travis County | 0.3758% | $93,209.56 | 16.3% |
| THD Travis Central Health | 0.1180% | $29,269.70 | 5.1% |
| E02 Travis County ESD # 02 | 0.0928% | $23,005.72 | 4.0% |
| P11L | — | $18,753.96 | 3.3% |
| Total | 2.2285% 5 of 6 | $571,430.14 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $19,898,000 | $24,800,000 | -19.8% |
| Assessed Value | $19,898,000 | $24,800,000 | -19.8% |
| Land Value | $1,212,492 | $1,331,760 | -9.0% |
| Improvement Value | $18,685,508 | $23,468,240 | -20.4% |
| Taxable Value | $19,898,000 | $24,800,000 | -19.8% |
| Total Tax 2026 = estimate |
~$443,434
Estimated
|
~$571,430
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $19,898,000 | $1,212,492 | $18,685,508 | — | $19,898,000 | $19,898,000 | Not yet — post-cert | Preliminary |
| 2025 | $24,800,000 | $1,331,760 | $23,468,240 | — | $24,800,000 | $24,800,000 | ~$571,430 | Partial |
| 2024 | $7,868,780 | $1,331,760 | $6,537,020 | — | $7,868,780 | $7,868,780 | $193,304 | Verified |
| 2023 | $1,331,760 | $1,331,760 | — | — | $1,331,760 | $1,331,760 | $28,340 | Verified |
| 2022 | $1,331,760 | $1,331,760 | — | — | $1,331,760 | $1,331,760 | $29,869 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -19.8% | -19.8% | ~100% | Not available | Partial |
| 2025 | +215.2% ! | +215.2% | ~100% | Not available | Partial |
| 2024 | +490.9% ! | +490.9% | ~100% | No billing data | Verified |
| 2023 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2022 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1762.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -19.8% | +171.6% | +96.6% | +490.9% | 2024 | -19.8% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2022 | 100.0% | 2022 |
| Effective Tax Rate (2025) | 2.3000% | 2.3000% | — | 2.3000% | 2025 | 2.3000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$571,430 | $205,736 | ~$551,906 | $571,430 | 2025 | $28,340 | 2023 |
Market value changed by 491% in 2024, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$39,120,581 | ~$21,887,800 | ~2.1773% | ~$476,562 | +96.6% |
| 2028 | ~$76,913,249 | ~$24,076,580 | ~2.1261% | ~$511,883 | +286.5% |
| 2029 | ~$151,215,748 | ~$26,484,238 | ~2.0748% | ~$549,501 | +660.0% |
| 2030 | ~$297,298,615 | ~$29,132,662 | ~2.0236% | ~$589,525 | +1394.1% |
| 2031 | ~$584,505,701 | ~$32,045,928 | ~1.9724% | ~$632,058 | +2837.5% |
| 2027 | ~$38,722,621 | ~$21,887,800 | ~2.2285% | ~$487,777 | +94.6% |
| 2028 | ~$75,356,385 | ~$24,076,580 | ~2.2285% | ~$536,555 | +278.7% |
| 2029 | ~$146,647,738 | ~$26,484,238 | ~2.2285% | ~$590,210 | +637.0% |
| 2030 | ~$285,384,699 | ~$29,132,662 | ~2.2285% | ~$649,231 | +1334.2% |
| 2031 | ~$555,374,581 | ~$32,045,928 | ~2.2285% | ~$714,154 | +2691.1% |
| 2027 | ~$39,518,541 | ~$21,887,800 | ~2.1517% | ~$470,955 | +98.6% |
| 2028 | ~$78,486,031 | ~$24,076,580 | ~2.0748% | ~$499,547 | +294.4% |
| 2029 | ~$155,877,647 | ~$26,484,238 | ~1.9980% | ~$529,147 | +683.4% |
| 2030 | ~$309,581,722 | ~$29,132,662 | ~1.9211% | ~$559,672 | +1455.8% |
| 2031 | ~$614,846,610 | ~$32,045,928 | ~1.8443% | ~$591,010 | +2990.0% |
In 2025, this property's market value of $24,800,000 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 294× the county median of $84,423. Land/Vacant here is the broad TCAD category — every land/vacant 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 | $24,800,000 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $7,868,780 | $23,000 | $66,000 | $328,966 | ↑ Top 25% | +0.0% |
| 2023 | $1,331,760 | $24,692 | $71,500 | $270,000 | ↑ Top 25% | +0.0% |
| 2022 | $1,331,760 | $15,000 | $55,000 | $180,000 | ↑ Top 25% | +100.0% |
| Source | What it provides | Coverage for this parcel | Confidence |
|---|---|---|---|
| TCAD Certified Appraisal Roll ↗ | Market, assessed, and taxable value; land/improvement split; exemptions | 2025 | Certified |
| Texas Comptroller Annual Jurisdiction Roll (AJR) | Prior-year market and taxable value | 2022–2024 | Verified |
| TCAD Preliminary Export ↗ | First-look 2026 appraisal value, subject to change at certification | 2026 (exported June 9, 2026; certifies July 25, 2026) | Preliminary |
| Travis County Rates History ↗ | Adopted tax rate for each of this parcel's taxing entities | 1990–2025 | Verified |
| TaxCurOpenData | Current-year (2025) tax billing, by taxing entity | 2025 | Partial |
| PIR bulk billing export | Prior-year tax billing, Travis County Tax Office | 2022, 2023, 2024 | Verified |
| Satellite imagery (Esri World Imagery) | Aerial view of the parcel | Located by geocoding this parcel's address — may not resolve for every address | — |