2804 LOURIS LN 78660
| Owner | ARUMUGHAN SIVAKUMAR & JASMINE |
|---|---|
| Parcel ID | 0258401213 |
| Short ID | 968361 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 1,856 SF |
| Land SF | 8,054 SF |
| Acres | 0.185 |
| Year Built | 2022 |
| Legal | ENTRADA PHS 5 BLK X LOT 1 |
| Neighborhood | A5850 |
| Land | $110,271 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $110,271 |
| Improvement | $259,741 |
|---|---|
| Total Improvement | $259,741 |
| Market | $370,012 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $370,012 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $370,012 |
| Taxable Value | $370,012 |
|---|
Appreciation: Market value has fallen -9.9% from $410,867 (2024) to $370,012 (2025), a CAGR of -9.9% over 1 year. Growth has been relatively flat for this asset class. 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.
Tax Burden: The combined rate across 5 taxing entities is 1.7240% in 2025 (+0.0338% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $6,379. Pflugerville ISD is the largest single contributor, at 64.2% of the total 2025 levy.
Asset Class: O. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 30% of market value ($110,271 land vs $259,741 improvements), about $14/SF of land. Most value sits in the improvements, so building condition, age (~4 yrs), and rent roll drive the underwriting.
Forward Outlook: Holding the -9.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $219,174 by 2030, with an estimated annual tax burden around $3,044. 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 |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 1,856 SF | ✗ |
| 1ST | 1st Floor | 1,116 SF | ✓ |
| 2ND | 2nd Floor | 740 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 380 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 76 SF | ✗ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 411 | SOLAR DEVICES RESIDENTIAL | 3 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
| 250 | HALF BATHROOM | 1 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% | $4,095.66 | $4,095.66 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,390.67 | $1,390.67 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $436.70 | $436.70 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $343.24 | $343.24 | Paid |
| E17 Travis County ESD #17 | 0.0450% | 0.0245% | 0.0230% | 0.0370% | 0.0305% | -0.0065% | $112.85 | $112.85 | Paid |
| Combined Rate | 1.9922% | 1.7860% | 1.6148% | 1.6902% | 1.7240% | +0.0338% | $6,379.12 | $6,379.12 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $344,894 | $370,012 | -6.8% |
| Assessed Value | $344,894 | $370,012 | -6.8% |
| Land Value | $110,090 | $110,271 | -0.2% |
| Improvement Value | $234,804 | $259,741 | -9.6% |
| Taxable Value | $344,894 | $370,012 | -6.8% |
| Total Tax 2026 = estimate |
~$5,946
Estimated
|
~$6,379
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $384,026 | $344,894 | -39,132 (-10.2%) |
| Taxable Value | $384,026 | $344,894 | -39,132 (-10.2%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $344,894 | $110,090 | $234,804 | — | $344,894 | $344,894 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $370,012 | $110,271 | $259,741 | — | $370,012 | $370,012 | ~$6,379 | Partial |
| 2024 | $410,867 | — | — | −$300,867 | $110,000 | $— | $6,980 | Verified |
| 2023 | $— | — | — | — | $80,000 | $— | $5,308 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +3.8% | +3.8% | ~100% | Not available | Partial |
| 2025 | -10.7% | -10.7% | ~100% | Not available | Partial |
| 2024 | +21.3% | +21.3% | ~100% | 1.6800% | Verified |
| 2023 | base year | — | ~100% | 1.5500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +8.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -6.8% | -8.3% | -8.6% | -6.8% | 2026 | -9.9% | 2025 |
| Assessment Ratio | 100.0% | 75.6% | — | 100.0% | 2025 | 26.8% | 2024 |
| Effective Tax Rate (2025) | 1.7200% | 1.7200% | — | 1.7200% | 2025 | 1.7200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$6,379 | $6,680 | ~$4,199 | $6,980 | 2024 | $6,379 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$333,219 | ~$333,219 | ~1.6570% | ~$5,521 | -9.9% |
| 2027 | ~$300,085 | ~$300,085 | ~1.5900% | ~$4,771 | -18.9% |
| 2028 | ~$270,246 | ~$270,246 | ~1.5229% | ~$4,116 | -27.0% |
| 2029 | ~$243,374 | ~$243,374 | ~1.4559% | ~$3,543 | -34.2% |
| 2030 | ~$219,174 | ~$219,174 | ~1.3888% | ~$3,044 | -40.8% |
| 2026 | ~$351,511 | ~$351,511 | ~1.7240% | ~$6,060 | -5.0% |
| 2027 | ~$333,936 | ~$333,936 | ~1.7240% | ~$5,757 | -9.7% |
| 2028 | ~$317,239 | ~$317,239 | ~1.7240% | ~$5,469 | -14.3% |
| 2029 | ~$301,377 | ~$301,377 | ~1.7240% | ~$5,196 | -18.5% |
| 2030 | ~$286,308 | ~$286,308 | ~1.7240% | ~$4,936 | -22.6% |
| 2026 | ~$340,620 | ~$340,620 | ~1.6235% | ~$5,530 | -7.9% |
| 2027 | ~$313,562 | ~$313,562 | ~1.5229% | ~$4,775 | -15.3% |
| 2028 | ~$288,654 | ~$288,654 | ~1.4224% | ~$4,106 | -22.0% |
| 2029 | ~$265,725 | ~$265,725 | ~1.3218% | ~$3,512 | -28.2% |
| 2030 | ~$244,616 | ~$244,616 | ~1.2213% | ~$2,987 | -33.9% |
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.