F M RD 1431 TX 78654
| Owner | COFFEE RUSSELL & |
|---|---|
| Parcel ID | 0192960101 |
| Short ID | 186703 |
| Type | Real |
| Use Code | D1 Acreage — Qualified Open-Space Land (1-d-1) |
| Valuation | Productivity |
| Improvement SF | 1,622 SF |
| Land SF | 3,386,354 SF |
| Acres | 77.740 |
| Year Built | 1943 |
| Legal | ABS 96 SUR 670 BOWERS WM ACR 76.74 (1-D-1w) |
| Neighborhood | _RGN150 |
| Land | $2,655,179 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,655,179 |
| Improvement | $238,554 |
|---|---|
| Total Improvement | $238,554 |
| Market | $2,401,478 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,401,478 |
| Value Limitation Adjustment (−) (homestead cap) | −$2,118,941 |
| Net Appraised (assessed) | $282,537 |
| Taxable Value | $282,537 |
|---|
Appreciation: Market value has risen +1751.9% from $129,673 (2021) to $2,401,478 (2025), a CAGR of 107.4% over 4 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 Agricultural parcel countywide rose +479.4%, so this parcel has outpaced the broader agricultural market over the same period.
Tax Burden: The combined rate across 4 taxing entities is 0.6938% in 2025 (+0.0504% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $1,960. Travis County is the largest single contributor, at 54.2% of the total 2025 levy.
Assessment Gap: Assessed value ($282,537) is $2,118,941 below market value, suggesting potential for an upward assessment in future years.
Asset Class: Agricultural. Agricultural valuation may be subject to rollback taxes if land use changes.
Value Composition: Land carries 111% of market value ($2,655,179 land vs $238,554 improvements), about $1/SF of land. With value concentrated in the land under a ~83-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 $2,401,478, this parcel sits in the top quartile (≥75th percentile) of Agricultural property in Travis County — county median $597,708 (P25 $207,536 / P75 $1,442,275, n=7,602). Agricultural here is the broad TCAD category — every agricultural 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 +147.8% Base-scenario CAGR (Based on 2022–2025 certified trend, projected forward from 2025), the model projects market value near $224,450,669 by 2030, with an estimated annual tax burden around $3,297. 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.
9 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 301 | BARN SF | 2,055 SF | ✓ |
| 1ST | 1st Floor | 1,622 SF | ✓ |
| 571 | STORAGE DET | 722 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 603 SF | ✗ |
| 612 | TERRACE UNCOVERD | 144 SF | ✗ |
| SO | Sketch Only | 36 SF | ✗ |
| 581 | STORAGE ATT | 28 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
| Unit (prop_id) | Owner | Address | Market Value | Assessed Value | Taxable Value |
|---|---|---|---|---|---|
| 186703 | COFFEE RUSSELL & | ABS 96 SUR 670 BOWERS WM ACR 1.0000 | $204,000 | $204,000 | $204,000 |
| 376074 | COFFEE RUSSELL & | 0.000 | $1,151,100 | $9,312 | $9,312 |
Market value changed by 181% in 2022, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Entity | 2021 Rate | 2022 Rate | 2023 Rate | 2024 Rate | 2025 Rate | YoY (2024→25) | Amt Due | Amt Paid | Balance |
|---|---|---|---|---|---|---|---|---|---|
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,061.90 | $1,061.90 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $333.46 | $333.46 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $282.54 | $282.54 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $282.45 | $282.45 | Paid |
| Combined Rate | 0.6692% | 0.5953% | 0.5895% | 0.6434% | 0.6938% | +0.0504% | $1,960.35 | $1,960.35 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,355,100 | $2,401,478 | -43.6% |
| Assessed Value | $213,312 | $282,537 | -24.5% |
| Land Value | $1,166,100 | $2,655,179 | -56.1% |
| Improvement Value | $189,000 | $238,554 | -20.8% |
| Taxable Value | $213,312 | $282,537 | -24.5% |
| HS Cap Loss | -$1,141,788 | — | |
| Total Tax 2026 = estimate |
~$1,480
Estimated
|
~$1,960
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,355,100 | $1,355,100 | +0 (+0.0%) |
| Taxable Value | $213,312 | $213,312 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,355,100 | $1,166,100 | $189,000 | −$1,141,788 | $213,312 | $213,312 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,401,478 | $2,655,179 | $238,554 | −$2,118,941 | $282,537 | $282,537 | ~$1,960 | Partial |
| 2024 | $239,327 | — | — | −$204,403 | $34,924 | $— | $1,893 | Verified |
| 2023 | $239,327 | — | — | −$159,339 | $79,988 | $— | $1,460 | Verified |
| 2022 | $157,795 | — | — | −$77,807 | $79,988 | $— | $1,471 | Verified |
| 2021 | $129,673 | — | — | −$119,686 | $9,987 | $— | $1,105 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -45.9% | +2.8% | 0.8% | Not available | Partial |
| 2025 | +0.0% | +8.8% | 0.4% | Not available | Partial |
| 2024 | -0.0% | -0.7% | 0.4% | 0.0700% | Verified |
| 2023 | +0.0% | +7.0% | 0.4% | 0.0600% | Verified |
| 2022 | +181.4% ! | +7.7% | 0.4% | 0.0600% | Verified |
| 2021 | base year | — | 1.0% | 0.8500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +181.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -43.6% | +186.6% | +186.1% | +903.4% | 2025 | -43.6% | 2026 |
| Assessment Ratio | 15.7% | 22.3% | — | 50.7% | 2022 | 7.7% | 2021 |
| Effective Tax Rate (2025) | 0.0000% | 0.0000% | — | 0.0000% | 2025 | 0.0000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$1,960 | $1,578 | ~$2,708 | $1,960 | 2025 | $1,105 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$5,951,235 | ~$310,791 | ~0.7000% | ~$2,176 | +147.8% |
| 2027 | ~$14,748,081 | ~$341,870 | ~0.7062% | ~$2,414 | +514.1% |
| 2028 | ~$36,548,031 | ~$376,057 | ~0.7123% | ~$2,679 | +1421.9% |
| 2029 | ~$90,571,685 | ~$413,662 | ~0.7185% | ~$2,972 | +3671.5% |
| 2030 | ~$224,450,669 | ~$455,029 | ~0.7247% | ~$3,297 | +9246.4% |
| 2026 | ~$5,903,205 | ~$310,791 | ~0.6938% | ~$2,156 | +145.8% |
| 2027 | ~$14,510,993 | ~$341,870 | ~0.6938% | ~$2,372 | +504.3% |
| 2028 | ~$35,670,269 | ~$376,057 | ~0.6938% | ~$2,609 | +1385.3% |
| 2029 | ~$87,683,047 | ~$413,662 | ~0.6938% | ~$2,870 | +3551.2% |
| 2030 | ~$215,538,517 | ~$455,029 | ~0.6938% | ~$3,157 | +8875.2% |
| 2026 | ~$5,999,264 | ~$310,791 | ~0.7031% | ~$2,185 | +149.8% |
| 2027 | ~$14,987,091 | ~$341,870 | ~0.7123% | ~$2,435 | +524.1% |
| 2028 | ~$37,440,077 | ~$376,057 | ~0.7216% | ~$2,714 | +1459.0% |
| 2029 | ~$93,531,113 | ~$413,662 | ~0.7308% | ~$3,023 | +3794.7% |
| 2030 | ~$233,655,214 | ~$455,029 | ~0.7401% | ~$3,368 | +9629.6% |
In 2025, this property's market value of $2,401,478 places it in the top 25% for Agricultural properties in Travis County (7602 comparable) — 4× the county median of $597,708. Agricultural here is the broad TCAD category — every agricultural 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 | $2,401,478 | $207,536 | $597,708 | $1,442,275 | ↑ Top 25% | +0.0% |
| 2024 | $239,327 | $217,016 | $597,296 | $1,446,593 | ↓ Below median | +23.7% |
| 2023 | $239,327 | $167,963 | $453,916 | $1,078,522 | ↓ Below median | +0.0% |
| 2022 | $157,795 | $180,794 | $446,888 | $1,009,883 | ↓ Bottom 25% | +46.1% |
| 2021 | $129,673 | $33,611 | $103,166 | $247,000 | ↑ 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.