501 W PECAN ST TX 78660
| Owner | AHJ SALON & SPA LLC |
|---|---|
| Parcel ID | 0272380901 |
| Short ID | 275964 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 970 SF |
| Land SF | 11,230 SF |
| Acres | 0.258 |
| Year Built | 1945 |
| Legal | LOT 1 BLK 1 PFLUGER DUDLEY C ADDN |
| Neighborhood | 59NEA |
| Land | $151,602 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $151,602 |
| Improvement | $44,572 |
|---|---|
| Total Improvement | $44,572 |
| Market | $196,174 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $196,174 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $196,174 |
| Taxable Value | $196,174 |
|---|
Appreciation: Market value has fallen -15.5% from $232,123 (2021) to $196,174 (2025), a CAGR of -4.1% 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 2.2285% in 2025 (+0.0325% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $4,372. 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 77% of market value ($151,602 land vs $44,572 improvements), about $13/SF of land. With value concentrated in the land under a ~81-year-old structure, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $196,174, 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 -4.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $158,963 by 2030, with an estimated annual tax burden around $3,135. 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 | 970 SF | ✓ |
| 031C | GARAGE DET 1ST COMM | 180 SF | ✓ |
| 512C | DECK UNCOVRED COMM | 96 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 84 SF | ✗ |
| 251 | BATHROOM | 1 SF | ✓ |
Market value changed by 86% 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% | $2,171.45 | $2,171.45 | Paid |
| CPF City of Pflugerville | 0.4863% | 0.4813% | 0.5362% | 0.5428% | 0.5350% | -0.0078% | $1,049.53 | $1,049.53 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $737.31 | $737.31 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $231.53 | $231.53 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $181.98 | $181.98 | Paid |
| Combined Rate | 2.4335% | 2.2428% | 2.1280% | 2.1960% | 2.2285% | +0.0325% | $4,371.80 | $4,371.80 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $217,106 | $196,174 | +10.7% |
| Assessed Value | $217,106 | $196,174 | +10.7% |
| Land Value | $151,602 | $151,602 | +0.0% |
| Improvement Value | $65,504 | $44,572 | +47.0% |
| Taxable Value | $217,106 | $196,174 | +10.7% |
| Total Tax 2026 = estimate |
~$4,838
Estimated
|
~$4,372
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $365,800 | $217,106 | -148,694 (-40.6%) |
| Taxable Value | $235,409 | $217,106 | -18,303 (-7.8%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $217,106 | $151,602 | $65,504 | — | $217,106 | $217,106 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $196,174 | $151,602 | $44,572 | — | $196,174 | $196,174 | ~$4,372 | Partial |
| 2024 | $241,197 | — | — | −$89,595 | $151,602 | $— | $4,889 | Verified |
| 2023 | $251,133 | — | — | −$89,424 | $161,709 | $— | $5,133 | Verified |
| 2022 | $236,666 | — | — | −$74,957 | $161,709 | $— | $5,632 | Verified |
| 2021 | $232,123 | — | — | −$70,415 | $161,708 | $— | $5,759 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +86.5% ! | +20.0% | 64.4% | Not available | Partial |
| 2025 | -11.9% | -11.9% | ~100% | Not available | Partial |
| 2024 | -7.7% | -7.7% | ~100% | 2.2000% | Verified |
| 2023 | -4.0% | -4.0% | ~100% | 2.1300% | Verified |
| 2022 | +6.1% | +6.1% | ~100% | 2.2400% | Verified |
| 2021 | base year | — | ~100% | 2.4800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -17.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +10.7% | -0.8% | -6.0% | +10.7% | 2026 | -18.7% | 2025 |
| Assessment Ratio | 100.0% | 77.5% | — | 100.0% | 2025 | 62.9% | 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 |
$4,372 | $5,157 | ~$3,601 | $5,759 | 2021 | $4,372 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$188,093 | ~$188,093 | ~2.1773% | ~$4,095 | -4.1% |
| 2027 | ~$180,345 | ~$180,345 | ~2.1261% | ~$3,834 | -8.1% |
| 2028 | ~$172,915 | ~$172,915 | ~2.0748% | ~$3,588 | -11.9% |
| 2029 | ~$165,792 | ~$165,792 | ~2.0236% | ~$3,355 | -15.5% |
| 2030 | ~$158,963 | ~$158,963 | ~1.9724% | ~$3,135 | -19.0% |
| 2026 | ~$186,365 | ~$186,365 | ~2.2285% | ~$4,153 | -5.0% |
| 2027 | ~$177,047 | ~$177,047 | ~2.2285% | ~$3,946 | -9.8% |
| 2028 | ~$168,195 | ~$168,195 | ~2.2285% | ~$3,748 | -14.3% |
| 2029 | ~$159,785 | ~$159,785 | ~2.2285% | ~$3,561 | -18.5% |
| 2030 | ~$151,796 | ~$151,796 | ~2.2285% | ~$3,383 | -22.6% |
| 2026 | ~$192,016 | ~$192,016 | ~2.1517% | ~$4,132 | -2.1% |
| 2027 | ~$187,947 | ~$187,947 | ~2.0748% | ~$3,900 | -4.2% |
| 2028 | ~$183,963 | ~$183,963 | ~1.9980% | ~$3,676 | -6.2% |
| 2029 | ~$180,065 | ~$180,065 | ~1.9211% | ~$3,459 | -8.2% |
| 2030 | ~$176,248 | ~$176,248 | ~1.8443% | ~$3,250 | -10.2% |
In 2025, this property's market value of $196,174 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -86% 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 | $196,174 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $241,197 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $251,133 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $236,666 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $232,123 | $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.