401 F M RD 685 TX 78660
| Owner | BAHRAMI BEHZAD |
|---|---|
| Parcel ID | 0270430204 |
| Short ID | 274733 |
| Type | Real |
| Use Code | 30 Strip Center (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 38,824 SF |
| Land SF | 112,820 SF |
| Acres | 2.590 |
| Year Built | 1985 |
| Legal | PFLUGERVILLE PROJECT 2 |
| Neighborhood | 64NEA |
| Land | $2,256,400 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,256,400 |
| Improvement | $1,643,600 |
|---|---|
| Total Improvement | $1,643,600 |
| Market | $3,900,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,900,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $3,900,000 |
| Taxable Value | $3,900,000 |
|---|
Appreciation: Market value has risen +20.4% from $3,240,000 (2021) to $3,900,000 (2025), a CAGR of 4.7% over 4 years. This represents moderate, steady growth. Growth has been fairly evenly spread across these years rather than concentrated in one jump. 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 4 taxing entities is 2.1358% in 2025 (+0.0337% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $83,295. Pflugerville ISD is the largest single contributor, at 51.8% 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 58% of market value ($2,256,400 land vs $1,643,600 improvements), about $20/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $3,900,000, this parcel sits in the top quartile (≥75th 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 +4.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $4,917,157 by 2030, with an estimated annual tax burden around $92,252. 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.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 62,095 SF | ✗ |
| 1ST | 1st Floor | 38,824 SF | ✓ |
| 591 | MASONRY TRIM SF | 3,744 SF | ✗ |
| 881 | COMMCL FINISHOUT | 3,408 SF | ✓ |
| 501 | CANOPY | 3,104 SF | ✗ |
| 541 | FENCE COMM LF | 1,100 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% | $43,169.10 | $43,169.10 | Paid |
| CPF City of Pflugerville | 0.4863% | 0.4813% | 0.5362% | 0.5428% | 0.5350% | -0.0078% | $20,865.00 | $20,865.00 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $14,657.96 | $14,657.96 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $4,602.90 | $4,602.90 | Paid |
| Combined Rate | 2.3435% | 2.1628% | 2.0507% | 2.1021% | 2.1358% | +0.0337% | $83,294.96 | $83,294.96 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,700,000 | $3,900,000 | -5.1% |
| Assessed Value | $3,700,000 | $3,900,000 | -5.1% |
| Land Value | $2,256,400 | $2,256,400 | +0.0% |
| Improvement Value | $1,443,600 | $1,643,600 | -12.2% |
| Taxable Value | $3,700,000 | $3,900,000 | -5.1% |
| Total Tax 2026 = estimate |
~$79,023
Estimated
|
~$83,295
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $4,968,798 | $3,700,000 | -1,268,798 (-25.5%) |
| Taxable Value | $4,680,000 | $3,700,000 | -980,000 (-20.9%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,700,000 | $2,256,400 | $1,443,600 | — | $3,700,000 | $3,700,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,900,000 | $2,256,400 | $1,643,600 | — | $3,900,000 | $3,900,000 | ~$83,295 | Partial |
| 2024 | $3,900,000 | — | — | −$1,643,600 | $2,256,400 | $— | $81,982 | Verified |
| 2023 | $3,600,000 | — | — | −$2,697,440 | $902,560 | $— | $79,979 | Verified |
| 2022 | $3,240,000 | — | — | −$2,337,440 | $902,560 | $— | $77,862 | Verified |
| 2021 | $3,240,000 | — | — | −$2,337,440 | $902,560 | $— | $75,929 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +27.4% | +20.0% | 94.2% | Not available | Partial |
| 2025 | -8.8% | -8.8% | ~100% | Not available | Partial |
| 2024 | -5.1% | -5.1% | ~100% | 1.9200% | Verified |
| 2023 | +25.2% | +25.2% | ~100% | 1.7700% | Verified |
| 2022 | -1.4% | -1.4% | ~100% | 2.1600% | Verified |
| 2021 | base year | — | ~100% | 2.3400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +6.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -5.1% | +2.9% | +5.9% | +11.1% | 2023 | -5.1% | 2026 |
| Assessment Ratio | 100.0% | 56.5% | — | 100.0% | 2025 | 25.1% | 2023 |
| Effective Tax Rate (2025) | 2.1400% | 2.1400% | — | 2.1400% | 2025 | 2.1400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$83,295 | $79,809 | ~$88,714 | $83,295 | 2025 | $75,929 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$4,085,023 | ~$4,085,023 | ~2.0838% | ~$85,125 | +4.7% |
| 2027 | ~$4,278,824 | ~$4,278,824 | ~2.0319% | ~$86,942 | +9.7% |
| 2028 | ~$4,481,819 | ~$4,481,819 | ~1.9800% | ~$88,739 | +14.9% |
| 2029 | ~$4,694,444 | ~$4,694,444 | ~1.9281% | ~$90,512 | +20.4% |
| 2030 | ~$4,917,157 | ~$4,917,157 | ~1.8761% | ~$92,252 | +26.1% |
| 2026 | ~$4,007,023 | ~$4,007,023 | ~2.1358% | ~$85,581 | +2.7% |
| 2027 | ~$4,116,983 | ~$4,116,983 | ~2.1358% | ~$87,929 | +5.6% |
| 2028 | ~$4,229,960 | ~$4,229,960 | ~2.1358% | ~$90,342 | +8.5% |
| 2029 | ~$4,346,038 | ~$4,346,038 | ~2.1358% | ~$92,821 | +11.4% |
| 2030 | ~$4,465,301 | ~$4,465,301 | ~2.1358% | ~$95,368 | +14.5% |
| 2026 | ~$4,163,023 | ~$4,163,023 | ~2.0579% | ~$85,670 | +6.7% |
| 2027 | ~$4,443,785 | ~$4,443,785 | ~1.9800% | ~$87,986 | +13.9% |
| 2028 | ~$4,743,482 | ~$4,743,482 | ~1.9021% | ~$90,225 | +21.6% |
| 2029 | ~$5,063,390 | ~$5,063,390 | ~1.8242% | ~$92,366 | +29.8% |
| 2030 | ~$5,404,875 | ~$5,404,875 | ~1.7463% | ~$94,386 | +38.6% |
In 2025, this property's market value of $3,900,000 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — +175% above 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 | $3,900,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $3,900,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $3,600,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $3,240,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $3,240,000 | $517,750 | $1,142,600 | $2,780,453 | ↑ Top 25% | 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.