116 E PECAN ST TX 78660
| Owner | MAREDIA NOOR ENTERPRISE LLC |
|---|---|
| Parcel ID | 0270400301 |
| Short ID | 274592 |
| Type | Real |
| Use Code | 48 Convenience Store |
| Valuation | Income |
| Improvement SF | 1,624 SF |
| Land SF | 15,000 SF |
| Acres | 0.344 |
| Year Built | 1996 |
| Legal | LOT 1-4 BLK 1 PFLUGERVILLE |
| Neighborhood | 48PFL/FNE |
| Land | $225,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $225,000 |
| Improvement | $538,035 |
|---|---|
| Total Improvement | $538,035 |
| Market | $763,035 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $763,035 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $763,035 |
| Taxable Value | $763,035 |
|---|
Appreciation: Market value has risen +32.0% from $578,000 (2021) to $763,035 (2025), a CAGR of 7.2% over 4 years. This represents moderate, steady growth. Most of this growth came in a single year (2023→2024), 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 outpaced the broader commercial market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 2.2285% in 2025 (+0.0325% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $17,004. 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 29% of market value ($225,000 land vs $538,035 improvements), about $15/SF of land. Most value sits in the improvements, so building condition, age (~30 yrs), and rent roll drive the underwriting.
Submarket Position: At $763,035, 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 +7.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,079,730 by 2030, with an estimated annual tax burden around $21,296. 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.
4 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 12,800 SF | ✗ |
| 501 | CANOPY | 4,476 SF | ✗ |
| 1ST | 1st Floor | 1,624 SF | ✓ |
| 403 | CARWASH DRIVE-THRU | 576 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% | $8,446.03 | $8,446.03 | Paid |
| CPF City of Pflugerville | 0.4863% | 0.4813% | 0.5362% | 0.5428% | 0.5350% | -0.0078% | $4,082.24 | $4,082.24 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,867.83 | $2,867.83 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $900.56 | $900.56 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $707.83 | $707.83 | Paid |
| Combined Rate | 2.4335% | 2.2428% | 2.1280% | 2.1960% | 2.2285% | +0.0325% | $17,004.49 | $17,004.49 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $778,540 | $763,035 | +2.0% |
| Assessed Value | $778,540 | $763,035 | +2.0% |
| Land Value | $225,000 | $225,000 | +0.0% |
| Improvement Value | $553,540 | $538,035 | +2.9% |
| Taxable Value | $778,540 | $763,035 | +2.0% |
| Total Tax 2026 = estimate |
~$17,350
Estimated
|
~$17,004
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $778,540 | $778,540 | +0 (+0.0%) |
| Taxable Value | $778,540 | $778,540 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $778,540 | $225,000 | $553,540 | — | $778,540 | $778,540 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $763,035 | $225,000 | $538,035 | — | $763,035 | $763,035 | ~$17,004 | Partial |
| 2024 | $780,799 | — | — | −$555,799 | $225,000 | $— | $15,878 | Verified |
| 2023 | $591,587 | — | — | −$351,587 | $240,000 | $— | $16,616 | Verified |
| 2022 | $585,909 | — | — | −$345,909 | $240,000 | $— | $13,268 | Verified |
| 2021 | $578,000 | — | — | −$338,000 | $240,000 | $— | $14,258 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +2.0% | +2.0% | ~100% | Not available | Partial |
| 2025 | +5.5% | +5.5% | ~100% | Not available | Partial |
| 2024 | -7.4% | -7.4% | ~100% | 2.2000% | Verified |
| 2023 | +32.0% | +32.0% | ~100% | 2.1300% | Verified |
| 2022 | +1.0% | +1.0% | ~100% | 2.2400% | Verified |
| 2021 | base year | — | ~100% | 2.4700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +30.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +2.0% | +6.8% | +6.8% | +32.0% | 2024 | -2.3% | 2025 |
| Assessment Ratio | 100.0% | 58.6% | — | 100.0% | 2025 | 28.8% | 2024 |
| 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 |
$17,004 | $15,405 | ~$19,525 | $17,004 | 2025 | $13,268 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$817,897 | ~$817,897 | ~2.1773% | ~$17,808 | +7.2% |
| 2027 | ~$876,704 | ~$876,704 | ~2.1261% | ~$18,639 | +14.9% |
| 2028 | ~$939,738 | ~$939,738 | ~2.0748% | ~$19,498 | +23.2% |
| 2029 | ~$1,007,305 | ~$1,007,305 | ~2.0236% | ~$20,384 | +32.0% |
| 2030 | ~$1,079,730 | ~$1,079,730 | ~1.9724% | ~$21,296 | +41.5% |
| 2026 | ~$802,636 | ~$802,636 | ~2.2285% | ~$17,887 | +5.2% |
| 2027 | ~$844,293 | ~$844,293 | ~2.2285% | ~$18,815 | +10.6% |
| 2028 | ~$888,111 | ~$888,111 | ~2.2285% | ~$19,792 | +16.4% |
| 2029 | ~$934,204 | ~$934,204 | ~2.2285% | ~$20,819 | +22.4% |
| 2030 | ~$982,689 | ~$982,689 | ~2.2285% | ~$21,900 | +28.8% |
| 2026 | ~$833,158 | ~$833,158 | ~2.1517% | ~$17,927 | +9.2% |
| 2027 | ~$909,725 | ~$909,725 | ~2.0748% | ~$18,875 | +19.2% |
| 2028 | ~$993,328 | ~$993,328 | ~1.9980% | ~$19,846 | +30.2% |
| 2029 | ~$1,084,615 | ~$1,084,615 | ~1.9211% | ~$20,837 | +42.1% |
| 2030 | ~$1,184,290 | ~$1,184,290 | ~1.8443% | ~$21,841 | +55.2% |
In 2025, this property's market value of $763,035 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -46% 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 | $763,035 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $780,799 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $591,587 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $585,909 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $578,000 | $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.