801 F M RD 685 TX 78660
| Owner | IGNACIO CUBAS LLC |
|---|---|
| Parcel ID | 0272431107 |
| Short ID | 463005 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 6,029 SF |
| Land SF | 72,919 SF |
| Acres | 1.674 |
| Year Built | 1996 |
| Legal | ABS 265 SUR 4 EISELIN S ACR 1.674 |
| Neighborhood | 59NEA |
| Land | $1,458,389 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,458,389 |
| Improvement | $271,842 |
|---|---|
| Total Improvement | $271,842 |
| Market | $1,730,231 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,730,231 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,730,231 |
| Taxable Value | $1,730,231 |
|---|
Appreciation: Market value has risen +41.9% from $1,218,942 (2021) to $1,730,231 (2025), a CAGR of 9.2% over 4 years. This is strong appreciation — well above typical inflation. 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 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 $38,559. 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 84% of market value ($1,458,389 land vs $271,842 improvements), about $20/SF of land. With value concentrated in the land under a ~30-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 $1,730,231, this parcel sits in the upper-middle (50th–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 +9.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,680,744 by 2030, with an estimated annual tax burden around $52,874. 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.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 11,000 SF | ✗ |
| 1ST | 1st Floor | 6,029 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 2,829 SF | ✗ |
| 511 | DECK | 1,552 SF | ✗ |
| 541 | FENCE COMM LF | 1,550 SF | ✗ |
| 435 | FENCE IRON LF | 300 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 12 SF | ✗ |
| 522C | FIREPLACE COMM | 1 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% | $19,151.93 | $19,151.93 | Paid |
| CPF City of Pflugerville | 0.4863% | 0.4813% | 0.5362% | 0.5428% | 0.5350% | -0.0078% | $9,256.74 | $9,256.74 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $6,502.99 | $6,502.99 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,042.07 | $2,042.07 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $1,605.05 | $1,605.05 | Paid |
| Combined Rate | 2.4335% | 2.2428% | 2.1280% | 2.1960% | 2.2285% | +0.0325% | $38,558.78 | $38,558.78 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,797,000 | $1,730,231 | +3.9% |
| Assessed Value | $1,797,000 | $1,730,231 | +3.9% |
| Land Value | $1,458,389 | $1,458,389 | +0.0% |
| Improvement Value | $338,611 | $271,842 | +24.6% |
| Taxable Value | $1,797,000 | $1,730,231 | +3.9% |
| Total Tax 2026 = estimate |
~$40,047
Estimated
|
~$38,559
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,599,638 | $1,797,000 | -802,638 (-30.9%) |
| Taxable Value | $2,076,277 | $1,797,000 | -279,277 (-13.5%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,797,000 | $1,458,389 | $338,611 | — | $1,797,000 | $1,797,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,730,231 | $1,458,389 | $271,842 | — | $1,730,231 | $1,730,231 | ~$38,559 | Partial |
| 2024 | $1,287,370 | — | — | — | $1,458,389 ! | $— | $33,925 | Verified |
| 2023 | $1,273,300 | — | — | −$544,106 | $729,194 | $— | $27,396 | Verified |
| 2022 | $1,214,950 | — | — | −$485,756 | $729,194 | $— | $28,558 | Verified |
| 2021 | $1,218,942 | — | — | −$489,748 | $729,194 | $— | $29,566 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +50.2% | +20.0% | 79.9% | Not available | Partial |
| 2025 | -11.6% | +12.0% | ~100% | Not available | Partial |
| 2024 | +52.0% | +20.0% | 78.9% | 1.7300% | Verified |
| 2023 | +1.1% | +1.1% | ~100% | 2.1300% | Verified |
| 2022 | +4.8% | +4.8% | ~100% | 2.2400% | Verified |
| 2021 | base year | — | ~100% | 2.4300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +42.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +3.9% | +8.8% | +8.3% | +34.4% | 2025 | -0.3% | 2022 |
| Assessment Ratio | 100.0% | 81.7% | — | 113.3% | 2024 | 57.3% | 2023 |
| 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 |
$38,559 | $31,601 | ~$46,841 | $38,559 | 2025 | $27,396 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,888,575 | ~$1,888,575 | ~2.1773% | ~$41,120 | +9.2% |
| 2027 | ~$2,061,411 | ~$2,061,411 | ~2.1261% | ~$43,827 | +19.1% |
| 2028 | ~$2,250,064 | ~$2,250,064 | ~2.0748% | ~$46,685 | +30.0% |
| 2029 | ~$2,455,982 | ~$2,455,982 | ~2.0236% | ~$49,699 | +41.9% |
| 2030 | ~$2,680,744 | ~$2,680,744 | ~1.9724% | ~$52,874 | +54.9% |
| 2026 | ~$1,853,971 | ~$1,853,971 | ~2.2285% | ~$41,316 | +7.2% |
| 2027 | ~$1,986,560 | ~$1,986,560 | ~2.2285% | ~$44,271 | +14.8% |
| 2028 | ~$2,128,632 | ~$2,128,632 | ~2.2285% | ~$47,437 | +23.0% |
| 2029 | ~$2,280,864 | ~$2,280,864 | ~2.2285% | ~$50,830 | +31.8% |
| 2030 | ~$2,443,983 | ~$2,443,983 | ~2.2285% | ~$54,465 | +41.3% |
| 2026 | ~$1,923,180 | ~$1,903,254 | ~2.1517% | ~$40,952 | +11.2% |
| 2027 | ~$2,137,646 | ~$2,093,580 | ~2.0748% | ~$43,438 | +23.5% |
| 2028 | ~$2,376,029 | ~$2,302,937 | ~1.9980% | ~$46,012 | +37.3% |
| 2029 | ~$2,640,995 | ~$2,533,231 | ~1.9211% | ~$48,666 | +52.6% |
| 2030 | ~$2,935,509 | ~$2,786,554 | ~1.8443% | ~$51,391 | +69.7% |
In 2025, this property's market value of $1,730,231 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +22% 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 | $1,730,231 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,287,370 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $1,273,300 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $1,214,950 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $1,218,942 | $517,750 | $1,142,600 | $2,780,453 | ↑ Above 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.