1500 MANGRUM ST TX 78660
| Owner | SARATH-KUMARA ARACHCHI & PIYASEELI |
|---|---|
| Parcel ID | 0272260211 |
| Short ID | 275457 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 1,602 SF |
| Land SF | 13,934 SF |
| Acres | 0.320 |
| Year Built | 1984 |
| Legal | LOT 3 BLK D SPRING WILLOW SUBD SEC 1 |
| Neighborhood | 59NEA |
| Land | $27,868 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $27,868 |
| Improvement | $119,341 |
|---|---|
| Total Improvement | $119,341 |
| Market | $147,209 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $147,209 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $147,209 |
| Taxable Value | $147,209 |
|---|
Appreciation: Market value has fallen -22.6% from $190,300 (2021) to $147,209 (2025), a CAGR of -6.2% over 4 years. 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. 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 1.7240% in 2025 (+0.0338% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $2,538. Pflugerville ISD is the largest single contributor, at 64.2% 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 19% of market value ($27,868 land vs $119,341 improvements), about $2/SF of land. Most value sits in the improvements, so building condition, age (~42 yrs), and rent roll drive the underwriting.
Submarket Position: At $147,209, this parcel sits in the bottom quartile (<25th 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 -6.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $106,796 by 2030, with an estimated annual tax burden around $1,483. 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 |
|---|---|---|---|
| 1ST | 1st Floor | 1,602 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,602 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 134 SF | ✗ |
| 591 | MASONRY TRIM SF | 95 SF | ✗ |
| 251 | BATHROOM | 2 SF | ✓ |
| 522C | FIREPLACE COMM | 1 SF | ✓ |
Market value changed by 162% in 2026, 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 |
|---|---|---|---|---|---|---|---|---|---|
| IPF Pflugerville ISD | 1.3880% | 1.2646% | 1.1092% | 1.1069% | 1.1069% | +0.0000% | $1,629.46 | $1,629.46 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $553.28 | $553.28 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $173.74 | $173.74 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $136.56 | $136.56 | Paid |
| E17 Travis County ESD #17 | 0.0450% | 0.0245% | 0.0230% | 0.0370% | 0.0305% | -0.0065% | $44.90 | $44.90 | Paid |
| Combined Rate | 1.9922% | 1.7860% | 1.6148% | 1.6902% | 1.7240% | +0.0338% | $2,537.94 | $2,537.94 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $147,209 | $147,209 | +0.0% |
| Assessed Value | $147,209 | $147,209 | +0.0% |
| Land Value | $27,868 | $27,868 | +0.0% |
| Improvement Value | $119,341 | $119,341 | +0.0% |
| Taxable Value | $147,209 | $147,209 | +0.0% |
| Total Tax 2026 = estimate |
~$2,538
Estimated
|
~$2,538
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $384,978 | $147,209 | -237,769 (-61.8%) |
| Taxable Value | $176,651 | $147,209 | -29,442 (-16.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $147,209 | $27,868 | $119,341 | — | $147,209 | $147,209 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $147,209 | $27,868 | $119,341 | — | $147,209 | $147,209 | ~$2,538 | Partial |
| 2024 | $188,204 | — | — | −$160,336 | $27,868 | $— | $2,921 | Verified |
| 2023 | $200,345 | — | — | −$172,477 | $27,868 | $— | $3,039 | Verified |
| 2022 | $190,796 | — | — | −$162,928 | $27,868 | $— | $3,578 | Verified |
| 2021 | $190,300 | — | — | −$162,432 | $27,868 | $— | $3,801 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +161.5% ! | +20.0% | 45.9% | Not available | Partial |
| 2025 | -14.8% | -14.8% | ~100% | Not available | Partial |
| 2024 | -8.2% | -8.2% | ~100% | 1.6900% | Verified |
| 2023 | -6.1% | -6.1% | ~100% | 1.6100% | Verified |
| 2022 | +5.0% | +5.0% | ~100% | 1.7900% | Verified |
| 2021 | base year | — | ~100% | 2.0000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -22.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | -4.5% | -6.2% | +5.0% | 2023 | -21.8% | 2025 |
| Assessment Ratio | 100.0% | 43.0% | — | 100.0% | 2025 | 13.9% | 2023 |
| 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 |
$2,538 | $3,175 | ~$1,867 | $3,801 | 2021 | $2,538 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$138,057 | ~$138,057 | ~1.6570% | ~$2,288 | -6.2% |
| 2027 | ~$129,474 | ~$129,474 | ~1.5900% | ~$2,059 | -12.0% |
| 2028 | ~$121,424 | ~$121,424 | ~1.5229% | ~$1,849 | -17.5% |
| 2029 | ~$113,875 | ~$113,875 | ~1.4559% | ~$1,658 | -22.6% |
| 2030 | ~$106,796 | ~$106,796 | ~1.3888% | ~$1,483 | -27.5% |
| 2026 | ~$139,849 | ~$139,849 | ~1.7240% | ~$2,411 | -5.0% |
| 2027 | ~$132,856 | ~$132,856 | ~1.7240% | ~$2,290 | -9.8% |
| 2028 | ~$126,213 | ~$126,213 | ~1.7240% | ~$2,176 | -14.3% |
| 2029 | ~$119,903 | ~$119,903 | ~1.7240% | ~$2,067 | -18.5% |
| 2030 | ~$113,908 | ~$113,908 | ~1.7240% | ~$1,964 | -22.6% |
| 2026 | ~$141,001 | ~$141,001 | ~1.6235% | ~$2,289 | -4.2% |
| 2027 | ~$135,055 | ~$135,055 | ~1.5229% | ~$2,057 | -8.3% |
| 2028 | ~$129,360 | ~$129,360 | ~1.4224% | ~$1,840 | -12.1% |
| 2029 | ~$123,905 | ~$123,905 | ~1.3218% | ~$1,638 | -15.8% |
| 2030 | ~$118,679 | ~$118,679 | ~1.2213% | ~$1,449 | -19.4% |
In 2025, this property's market value of $147,209 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -90% 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 | $147,209 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $188,204 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $200,345 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $190,796 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $190,300 | $517,750 | $1,142,600 | $2,780,453 | ↓ Bottom 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.