1502 MANGRUM ST TX 78660
| Owner | SARATH-KUMARA ARACHCHI & |
|---|---|
| Parcel ID | 0272260212 |
| Short ID | 275458 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 1,615 SF |
| Land SF | 13,688 SF |
| Acres | 0.314 |
| Year Built | 1984 |
| Legal | LOT 2 BLK D SPRING WILLOW SUBD SEC 1 |
| Neighborhood | 59NEA |
| Land | $34,220 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $34,220 |
| Improvement | $113,071 |
|---|---|
| Total Improvement | $113,071 |
| Market | $147,291 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $147,291 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $147,291 |
| Taxable Value | $147,291 |
|---|
Appreciation: Market value has fallen -23.7% from $193,000 (2021) to $147,291 (2025), a CAGR of -6.5% 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 $2,539. 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 23% of market value ($34,220 land vs $113,071 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 $147,291, 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 -6.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $105,063 by 2030, with an estimated annual tax burden around $1,459. 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.
5 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,615 SF | ✓ |
| 591 | MASONRY TRIM SF | 130 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 60 SF | ✗ |
| 612C | TERRACE UNCOVERD COMM | 16 SF | ✗ |
| 522C | FIREPLACE COMM | 1 SF | ✓ |
Market value changed by 154% 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% | $1,630.36 | $1,630.36 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $553.59 | $553.59 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $173.84 | $173.84 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $136.63 | $136.63 | Paid |
| E17 Travis County ESD #17 | 0.0450% | 0.0245% | 0.0230% | 0.0370% | 0.0305% | -0.0065% | $44.92 | $44.92 | Paid |
| Combined Rate | 1.9922% | 1.7860% | 1.6148% | 1.6902% | 1.7240% | +0.0338% | $2,539.34 | $2,539.34 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $147,291 | $147,291 | +0.0% |
| Assessed Value | $147,291 | $147,291 | +0.0% |
| Land Value | $34,220 | $34,220 | +0.0% |
| Improvement Value | $113,071 | $113,071 | +0.0% |
| Taxable Value | $147,291 | $147,291 | +0.0% |
| Total Tax 2026 = estimate |
~$2,539
Estimated
|
~$2,539
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $374,405 | $147,291 | -227,114 (-60.7%) |
| Taxable Value | $176,749 | $147,291 | -29,458 (-16.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $147,291 | $34,220 | $113,071 | — | $147,291 | $147,291 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $147,291 | $34,220 | $113,071 | — | $147,291 | $147,291 | ~$2,539 | Partial |
| 2024 | $187,594 | — | — | −$153,374 | $34,220 | $— | $2,922 | Verified |
| 2023 | $193,149 | — | — | −$158,929 | $34,220 | $— | $3,029 | Verified |
| 2022 | $193,149 | — | — | −$158,929 | $34,220 | $— | $3,450 | Verified |
| 2021 | $193,000 | — | — | −$158,780 | $34,220 | $— | $3,848 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +154.2% ! | +20.0% | 47.2% | Not available | Partial |
| 2025 | -14.8% | -14.8% | ~100% | Not available | Partial |
| 2024 | -7.8% | -7.8% | ~100% | 1.6900% | Verified |
| 2023 | -2.9% | -2.9% | ~100% | 1.6100% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.7900% | Verified |
| 2021 | base year | — | ~100% | 1.9900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -23.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | -4.9% | -6.5% | +0.1% | 2022 | -21.5% | 2025 |
| Assessment Ratio | 100.0% | 45.2% | — | 100.0% | 2025 | 17.7% | 2021 |
| 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 |
$2,539 | $3,158 | ~$1,851 | $3,848 | 2021 | $2,539 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$137,667 | ~$137,667 | ~1.6570% | ~$2,281 | -6.5% |
| 2027 | ~$128,672 | ~$128,672 | ~1.5900% | ~$2,046 | -12.6% |
| 2028 | ~$120,265 | ~$120,265 | ~1.5229% | ~$1,832 | -18.3% |
| 2029 | ~$112,407 | ~$112,407 | ~1.4559% | ~$1,637 | -23.7% |
| 2030 | ~$105,063 | ~$105,063 | ~1.3888% | ~$1,459 | -28.7% |
| 2026 | ~$139,926 | ~$139,926 | ~1.7240% | ~$2,412 | -5.0% |
| 2027 | ~$132,930 | ~$132,930 | ~1.7240% | ~$2,292 | -9.8% |
| 2028 | ~$126,284 | ~$126,284 | ~1.7240% | ~$2,177 | -14.3% |
| 2029 | ~$119,969 | ~$119,969 | ~1.7240% | ~$2,068 | -18.5% |
| 2030 | ~$113,971 | ~$113,971 | ~1.7240% | ~$1,965 | -22.6% |
| 2026 | ~$140,613 | ~$140,613 | ~1.6235% | ~$2,283 | -4.5% |
| 2027 | ~$134,238 | ~$134,238 | ~1.5229% | ~$2,044 | -8.9% |
| 2028 | ~$128,152 | ~$128,152 | ~1.4224% | ~$1,823 | -13.0% |
| 2029 | ~$122,342 | ~$122,342 | ~1.3218% | ~$1,617 | -16.9% |
| 2030 | ~$116,795 | ~$116,795 | ~1.2213% | ~$1,426 | -20.7% |
In 2025, this property's market value of $147,291 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 | $147,291 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $187,594 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $193,149 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $193,149 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $193,000 | $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.