F M RD 1431 TX 78641
| Owner | ABBASSI ROBERT & KHADIJEH HEMMATI |
|---|---|
| Parcel ID | 0500530202 |
| Short ID | 741767 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 257,004 SF |
| Acres | 5.900 |
| Year Built | — |
| Legal | ABS 840 SUR 421 YBARBO J A ACR 5.9000 |
| Neighborhood | 1NW3 |
| Land | $514,008 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $514,008 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $514,008 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $514,008 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $514,008 |
| Taxable Value | $514,008 |
|---|
Appreciation: Market value has risen +100.0% from $257,004 (2021) to $514,008 (2025), a CAGR of 18.9% over 4 years. This is strong appreciation — well above typical inflation. 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 Land/Vacant parcel countywide rose +283.7%, so this parcel has lagged the broader land/vacant market over the same period.
Tax Burden: The combined rate across 7 taxing entities is 2.2822% in 2025 (+0.0581% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $11,731. Leander ISD is the largest single contributor, at 47.6% 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 100% of market value ($514,008 land vs $0 improvements), about $2/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 $514,008, 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 +14.9% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $1,028,016 by 2031, with an estimated annual tax burden around $18,996. 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.
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 |
|---|---|---|---|---|---|---|---|---|---|
| ILE Leander ISD | 1.3370% | 1.2746% | 1.1087% | 1.0869% | 1.0869% | +0.0000% | $5,586.75 | $5,586.75 | Paid |
| CJO City of Jonestown | 0.5188% | 0.4190% | 0.3905% | 0.3925% | 0.3981% | +0.0056% | $2,046.27 | $2,046.27 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,931.87 | $1,931.87 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $606.65 | $606.65 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $531.48 | $531.48 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $514.01 | $514.01 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $513.84 | $513.84 | Paid |
| Combined Rate | 2.6298% | 2.3876% | 2.1873% | 2.2241% | 2.2822% | +0.0581% | $11,730.87 | $11,730.87 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILE Leander ISD | 1.0869% | $5,586.75 | 47.6% |
| CJO City of Jonestown | 0.3981% | $2,046.27 | 17.4% |
| TCO Travis County | 0.3758% | $1,931.87 | 16.5% |
| THD Travis Central Health | 0.1180% | $606.65 | 5.2% |
| ACT Austin Community College | 0.1034% | $531.48 | 4.5% |
| E01 Travis County ESD # 01 | 0.1000% | $514.01 | 4.4% |
| E07 Travis County ESD # 07 | 0.1000% | $513.84 | 4.4% |
| Total | 2.2822% | $11,730.87 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $514,008 | $514,008 | +0.0% |
| Assessed Value | $514,008 | $514,008 | +0.0% |
| Land Value | $514,008 | $514,008 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $514,008 | $514,008 | +0.0% |
| Total Tax 2026 = estimate |
~$11,731
Estimated
|
~$11,731
Partial
|
ⓘ |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $514,008 | $514,008 | — | — | $514,008 | $514,008 | Not yet — post-cert | Preliminary |
| 2025 | $514,008 | $514,008 | — | — | $514,008 | $514,008 | ~$11,731 | Partial |
| 2024 | $514,008 | $514,008 | — | — | $514,008 | $514,008 | $11,432 | Verified |
| 2023 | $514,008 | $514,008 | — | — | $514,008 | $514,008 | $11,243 | Verified |
| 2022 | $257,004 | $257,004 | — | — | $257,004 | $257,004 | $6,136 | Verified |
| 2021 | $257,004 | $257,004 | — | — | $257,004 | $257,004 | $6,759 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2023 | +100.0% ! | +100.0% | ~100% | No billing data | Verified |
| 2022 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +100.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +20.0% | +14.9% | +100.0% | 2023 | +0.0% | 2022 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 2.2800% | 2.2800% | — | 2.2800% | 2025 | 2.2800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$11,731 | $9,460 | ~$15,864 | $11,731 | 2025 | $6,136 | 2022 |
Market value changed by 100% in 2023, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$590,440 | ~$590,440 | ~2.1953% | ~$12,962 | +14.9% |
| 2028 | ~$678,238 | ~$678,238 | ~2.1085% | ~$14,300 | +32.0% |
| 2029 | ~$779,090 | ~$779,090 | ~2.0216% | ~$15,750 | +51.6% |
| 2030 | ~$894,940 | ~$894,940 | ~1.9347% | ~$17,314 | +74.1% |
| 2031 | ~$1,028,016 | ~$1,028,016 | ~1.8478% | ~$18,996 | +100.0% |
| 2027 | ~$580,160 | ~$580,160 | ~2.2822% | ~$13,241 | +12.9% |
| 2028 | ~$654,826 | ~$654,826 | ~2.2822% | ~$14,945 | +27.4% |
| 2029 | ~$739,101 | ~$739,101 | ~2.2822% | ~$16,868 | +43.8% |
| 2030 | ~$834,222 | ~$834,222 | ~2.2822% | ~$19,039 | +62.3% |
| 2031 | ~$941,585 | ~$941,585 | ~2.2822% | ~$21,489 | +83.2% |
| 2027 | ~$600,720 | ~$600,720 | ~2.1519% | ~$12,927 | +16.9% |
| 2028 | ~$702,061 | ~$702,061 | ~2.0216% | ~$14,193 | +36.6% |
| 2029 | ~$820,497 | ~$820,497 | ~1.8912% | ~$15,518 | +59.6% |
| 2030 | ~$958,914 | ~$958,914 | ~1.7609% | ~$16,886 | +86.6% |
| 2031 | ~$1,120,681 | ~$1,120,681 | ~1.6306% | ~$18,274 | +118.0% |
In 2025, this property's market value of $514,008 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 6× 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 | $514,008 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $514,008 | $23,000 | $66,000 | $328,966 | ↑ Top 25% | +0.0% |
| 2023 | $514,008 | $24,692 | $71,500 | $270,000 | ↑ Top 25% | +0.0% |
| 2022 | $257,004 | $15,000 | $55,000 | $180,000 | ↑ Top 25% | +100.0% |
| 2021 | $257,004 | $8,000 | $22,000 | $81,900 | ↑ Top 25% | base yr |
| 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 | 2021–2024 | 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 | 2021, 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 | — |