F M RD 1431 TX 78645
| Owner | CITY OF JONESTOWN |
|---|---|
| Parcel ID | 0186580341 |
| Short ID | 476161 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 62,509 SF |
| Acres | 1.435 |
| Year Built | — |
| Legal | ABS 187 SUR 604 COLLIER J A ACR 1.435 |
| Neighborhood | _RGN145 |
| Land | $765 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $765 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $765 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $765 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $765 |
| Taxable Value | $765 |
|---|
Appreciation: Market value has fallen -88.2% from $6,500 (2021) to $765 (2025), a CAGR of -41.4% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2021→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 +487.2%, so this parcel has lagged the broader land/vacant market over the same period.
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 ($765 land vs $0 improvements), about $0/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 $765, this parcel sits in the bottom quartile (<25th percentile) of Land/Vacant property in Travis County — county median $85,028 (P25 $24,862 / P75 $363,420, 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 -41.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $53 by 2030, with an estimated annual tax burden around $0. 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.
Market value changed by 99% in 2022, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $509 | $765 | -33.5% |
| Assessed Value | $509 | $765 | -33.5% |
| Land Value | $509 | $765 | -33.5% |
| Improvement Value | — | — | — |
| Taxable Value | — | — | — |
| Exemptions | — | E | |
| Total Tax | Pending certification | — | |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $509 | $509 | +0 (+0.0%) |
| Taxable Value | — | — | — |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $509 | $509 | — | — | $509 | $— | Not yet — post-cert | Certified — no billing yet |
| 2025 | $765 | $765 | — | — | $765 | $— | not in county billing file ⓘ | Partial |
| 2024 | $— | — | — | — | $765 | $— | $10 | Verified |
| 2023 | $— | — | — | — | $586 | $— | $13 | Verified |
| 2022 | $— | — | — | — | $586 | $— | $14 | Verified |
| 2021 | $6,500 | — | — | — | $46,781 ! | $— | $1,230 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -33.5% | -33.5% | ~100% | Not available | Partial |
| 2025 | +0.0% | +8.8% | ~100% | Not available | Partial |
| 2024 | +30.5% | +20.0% | 91.9% | 1.3300% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 2.1900% | Verified |
| 2022 | -99.4% ! | -99.4% | ~100% | 2.3900% | Verified |
| 2021 | base year | — | ~100% | 18.9300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -99.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -33.5% | -60.9% | -35.5% | -33.5% | 2026 | -88.2% | 2025 |
| Assessment Ratio | 100.0% | 306.6% | — | 719.7% | 2021 | 100.0% | 2025 |
|
Effective Tax Rate (2025)
⚑ Billing data available for 2025 only |
— | — | — | — | — | — | — |
| Tax Amount | $1,230 | $1,230 | — | $1,230 | 2021 | $1,230 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$448 | ~$448 | ~0.0000% | ~$0 | -41.4% |
| 2027 | ~$262 | ~$262 | ~0.0000% | ~$0 | -65.8% |
| 2028 | ~$154 | ~$154 | ~0.0000% | ~$0 | -79.9% |
| 2029 | ~$90 | ~$90 | ~0.0000% | ~$0 | -88.2% |
| 2030 | ~$53 | ~$53 | ~0.0000% | ~$0 | -93.1% |
| 2026 | ~$727 | ~$727 | ~0.0000% | ~$0 | -5.0% |
| 2027 | ~$690 | ~$690 | ~0.0000% | ~$0 | -9.8% |
| 2028 | ~$656 | ~$656 | ~0.0000% | ~$0 | -14.2% |
| 2029 | ~$623 | ~$623 | ~0.0000% | ~$0 | -18.6% |
| 2030 | ~$592 | ~$592 | ~0.0000% | ~$0 | -22.6% |
| 2026 | ~$463 | ~$463 | ~0.0000% | ~$0 | -39.5% |
| 2027 | ~$281 | ~$281 | ~0.0000% | ~$0 | -63.3% |
| 2028 | ~$170 | ~$170 | ~0.0000% | ~$0 | -77.8% |
| 2029 | ~$103 | ~$103 | ~0.0000% | ~$0 | -86.5% |
| 2030 | ~$62 | ~$62 | ~0.0000% | ~$0 | -91.9% |
In 2025, this property's market value of $765 places it in the bottom 25% for Land/Vacant properties in Travis County (35611 comparable) — -99% below the county median of $85,028. 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 | $765 | $24,862 | $85,028 | $363,420 | ↓ Bottom 25% | +2.1% |
| 2024 | — | $23,000 | $66,000 | $330,000 | — | +0.0% |
| 2023 | — | $25,000 | $71,500 | $271,439 | — | +0.0% |
| 2022 | — | $15,000 | $55,000 | $180,463 | — | +100.0% |
| 2021 | $6,500 | $6,000 | $14,480 | $80,000 | ↓ Below median | base yr |