12304 DESSAU RD TX 78754
| Owner | WAFFLE HOUSE |
|---|---|
| Parcel ID | 0252300714 |
| Short ID | 819011 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 1,824 SF |
| Land SF | 21,170 SF |
| Acres | 0.486 |
| Year Built | 2020 |
| Legal | LOT 4B PARMER PLACE SUBD RESUB OF LOT 4 |
| Neighborhood | 32NEA |
| Land | $222,287 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $222,287 |
| Improvement | $727,765 |
|---|---|
| Total Improvement | $727,765 |
| Market | $950,052 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $950,052 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $950,052 |
| Taxable Value | $950,052 |
|---|
Appreciation: Market value has fallen -5.1% from $1,000,952 (2021) to $950,052 (2025), a CAGR of -1.3% 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 2.2282% in 2025 (+0.0900% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $21,169. Pflugerville ISD is the largest single contributor, at 49.7% 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 23% of market value ($222,287 land vs $727,765 improvements), about $11/SF of land. Most value sits in the improvements, so building condition, age (~6 yrs), and rent roll drive the underwriting.
Submarket Position: At $950,052, this parcel sits in the lower-middle (25th–50th 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 -1.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $890,051 by 2030, with an estimated annual tax burden around $16,775. 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.
2 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 10,000 SF | ✗ |
| 1ST | 1st Floor | 1,824 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 |
|---|---|---|---|---|---|---|---|---|---|
| IPF Pflugerville ISD | 1.3880% | 1.2646% | 1.1092% | 1.1069% | 1.1069% | +0.0000% | $10,516.13 | $10,516.13 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $4,978.43 | $4,978.43 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,570.72 | $3,570.72 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,121.28 | $1,121.28 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $982.35 | $982.35 | Paid |
| Combined Rate | 2.5030% | 2.2429% | 2.0589% | 2.1382% | 2.2282% | +0.0900% | $21,168.91 | $21,168.91 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $950,052 | $950,052 | +0.0% |
| Assessed Value | $950,052 | $950,052 | +0.0% |
| Land Value | $222,287 | $222,287 | +0.0% |
| Improvement Value | $727,765 | $727,765 | +0.0% |
| Taxable Value | $950,052 | $950,052 | +0.0% |
| Total Tax 2026 = estimate |
~$21,169
Estimated
|
~$21,169
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $950,052 | $950,052 | +0 (+0.0%) |
| Taxable Value | $950,052 | $950,052 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $950,052 | $222,287 | $727,765 | — | $950,052 | $950,052 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $950,052 | $222,287 | $727,765 | — | $950,052 | $950,052 | ~$21,169 | Partial |
| 2024 | $936,706 | — | — | −$714,419 | $222,287 | $— | $20,869 | Verified |
| 2023 | $915,695 | — | — | −$693,408 | $222,287 | $— | $19,286 | Verified |
| 2022 | $878,055 | — | — | −$655,768 | $222,287 | $— | $20,538 | Verified |
| 2021 | $1,000,952 | — | — | −$778,666 | $222,286 | $— | $21,978 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | -2.7% | -2.7% | ~100% | Not available | Partial |
| 2024 | +4.2% | +4.2% | ~100% | 2.1400% | Verified |
| 2023 | +2.3% | +2.3% | ~100% | 2.0600% | Verified |
| 2022 | +4.3% | +4.3% | ~100% | 2.2400% | Verified |
| 2021 | base year | — | ~100% | 2.2000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +8.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | -0.9% | -1.3% | +4.3% | 2023 | -12.3% | 2022 |
| Assessment Ratio | 100.0% | 49.2% | — | 100.0% | 2025 | 22.2% | 2021 |
| Effective Tax Rate (2025) | 2.2300% | 2.2300% | — | 2.2300% | 2025 | 2.2300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$21,169 | $20,768 | ~$18,493 | $21,978 | 2021 | $19,286 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$937,737 | ~$937,737 | ~2.1595% | ~$20,250 | -1.3% |
| 2027 | ~$925,581 | ~$925,581 | ~2.0908% | ~$19,352 | -2.6% |
| 2028 | ~$913,583 | ~$913,583 | ~2.0221% | ~$18,473 | -3.8% |
| 2029 | ~$901,740 | ~$901,740 | ~1.9534% | ~$17,615 | -5.1% |
| 2030 | ~$890,051 | ~$890,051 | ~1.8847% | ~$16,775 | -6.3% |
| 2026 | ~$918,736 | ~$918,736 | ~2.2282% | ~$20,471 | -3.3% |
| 2027 | ~$888,452 | ~$888,452 | ~2.2282% | ~$19,796 | -6.5% |
| 2028 | ~$859,166 | ~$859,166 | ~2.2282% | ~$19,144 | -9.6% |
| 2029 | ~$830,845 | ~$830,845 | ~2.2282% | ~$18,513 | -12.5% |
| 2030 | ~$803,458 | ~$803,458 | ~2.2282% | ~$17,903 | -15.4% |
| 2026 | ~$956,738 | ~$956,738 | ~2.1251% | ~$20,332 | +0.7% |
| 2027 | ~$963,471 | ~$963,471 | ~2.0221% | ~$19,482 | +1.4% |
| 2028 | ~$970,251 | ~$970,251 | ~1.9190% | ~$18,620 | +2.1% |
| 2029 | ~$977,079 | ~$977,079 | ~1.8160% | ~$17,744 | +2.8% |
| 2030 | ~$983,954 | ~$983,954 | ~1.7129% | ~$16,855 | +3.6% |
In 2025, this property's market value of $950,052 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -33% below 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 | $950,052 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $936,706 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $915,695 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $878,055 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $1,000,952 | $517,750 | $1,142,600 | $2,780,453 | ↓ Below 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.