445 F M RD 685 TX 78660
| Owner | A A A STORAGE PFLUGERVILLE LP |
|---|---|
| Parcel ID | 0272431120 |
| Short ID | 845178 |
| Type | Real |
| Use Code | 63 Mini-Warehouse / Self-Storage |
| Valuation | Income |
| Improvement SF | 94,039 SF |
| Land SF | 240,855 SF |
| Acres | 5.529 |
| Year Built | 2002 |
| Legal | LOT 1 BLK A P & P SUBD REPLAT OF LOTS 1-4 |
| Neighborhood | 63NEA |
| Land | $3,612,821 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,612,821 |
| Improvement | $4,072,961 |
|---|---|
| Total Improvement | $4,072,961 |
| Market | $7,685,782 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $7,685,782 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $7,685,782 |
| Taxable Value | $7,685,782 |
|---|
Appreciation: Market value has risen +10.4% from $6,961,867 (2021) to $7,685,782 (2025), a CAGR of 2.5% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2022→2023), 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 $171,280. 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 47% of market value ($3,612,821 land vs $4,072,961 improvements), about $15/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $7,685,782, 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 +2.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $8,697,431 by 2030, with an estimated annual tax burden around $171,544. 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.
12 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 93,164 SF | ✓ |
| 551 | PAVED AREA | 73,970 SF | ✗ |
| 093 | HVAC COMMRCL SF | 40,945 SF | ✗ |
| 541 | FENCE COMM LF | 1,470 SF | ✗ |
| 2ND | 2nd Floor | 875 SF | ✓ |
| SO | Sketch Only | 830 SF | ✗ |
| 501 | CANOPY | 675 SF | ✗ |
| 611 | TERRACE | 450 SF | ✗ |
| 041C | GARAGE ATT 1ST COMM | 450 SF | ✓ |
| 435 | FENCE IRON LF | 40 SF | ✗ |
| 332 | GATE ENTRANCE FV | 1 SF | ✓ |
| MISC | Miscellaneous | 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% | $85,073.92 | $85,073.92 | Paid |
| CPF City of Pflugerville | 0.4863% | 0.4813% | 0.5362% | 0.5428% | 0.5350% | -0.0078% | $41,118.93 | $41,118.93 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $28,886.63 | $28,886.63 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $9,070.99 | $9,070.99 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $7,129.72 | $7,129.72 | Paid |
| Combined Rate | 2.4335% | 2.2428% | 2.1280% | 2.1960% | 2.2285% | +0.0325% | $171,280.19 | $171,280.19 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $7,877,282 | $7,685,782 | +2.5% |
| Assessed Value | $7,877,282 | $7,685,782 | +2.5% |
| Land Value | $3,612,821 | $3,612,821 | +0.0% |
| Improvement Value | $4,264,461 | $4,072,961 | +4.7% |
| Taxable Value | $7,877,282 | $7,685,782 | +2.5% |
| Total Tax 2026 = estimate |
~$175,548
Estimated
|
~$171,280
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $7,877,282 | $7,877,282 | +0 (+0.0%) |
| Taxable Value | $7,877,282 | $7,877,282 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $7,877,282 | $3,612,821 | $4,264,461 | — | $7,877,282 | $7,877,282 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $7,685,782 | $3,612,821 | $4,072,961 | — | $7,685,782 | $7,685,782 | ~$171,280 | Partial |
| 2024 | $7,800,000 | — | — | −$4,187,179 | $3,612,821 | $— | $171,870 | Verified |
| 2023 | $7,001,000 | — | — | −$5,555,872 | $1,445,128 | $— | $165,988 | Verified |
| 2022 | $6,145,093 | — | — | −$4,699,965 | $1,445,128 | $— | $157,020 | Verified |
| 2021 | $6,961,867 | — | — | −$5,516,738 | $1,445,129 | $— | $149,540 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +2.5% | +2.5% | ~100% | Not available | Partial |
| 2025 | -1.8% | -1.8% | ~100% | Not available | Partial |
| 2024 | +0.3% | +0.3% | ~100% | 2.2000% | Verified |
| 2023 | +11.4% | +11.4% | ~100% | 2.1300% | Verified |
| 2022 | +13.9% | +13.9% | ~100% | 2.2400% | Verified |
| 2021 | base year | — | ~100% | 2.1500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +25.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +2.5% | +2.9% | +2.0% | +13.9% | 2023 | -11.7% | 2022 |
| Assessment Ratio | 100.0% | 51.9% | — | 100.0% | 2025 | 20.6% | 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 |
$171,280 | $163,140 | ~$171,643 | $171,870 | 2024 | $149,540 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$7,878,230 | ~$7,878,230 | ~2.1773% | ~$171,532 | +2.5% |
| 2027 | ~$8,075,496 | ~$8,075,496 | ~2.1261% | ~$171,690 | +5.1% |
| 2028 | ~$8,277,703 | ~$8,277,703 | ~2.0748% | ~$171,748 | +7.7% |
| 2029 | ~$8,484,972 | ~$8,484,972 | ~2.0236% | ~$171,701 | +10.4% |
| 2030 | ~$8,697,431 | ~$8,697,431 | ~1.9724% | ~$171,544 | +13.2% |
| 2026 | ~$7,724,514 | ~$7,724,514 | ~2.2285% | ~$172,143 | +0.5% |
| 2027 | ~$7,763,442 | ~$7,763,442 | ~2.2285% | ~$173,011 | +1.0% |
| 2028 | ~$7,802,565 | ~$7,802,565 | ~2.2285% | ~$173,883 | +1.5% |
| 2029 | ~$7,841,886 | ~$7,841,886 | ~2.2285% | ~$174,759 | +2.0% |
| 2030 | ~$7,881,405 | ~$7,881,405 | ~2.2285% | ~$175,640 | +2.5% |
| 2026 | ~$8,031,945 | ~$8,031,945 | ~2.1517% | ~$172,822 | +4.5% |
| 2027 | ~$8,393,700 | ~$8,393,700 | ~2.0748% | ~$174,154 | +9.2% |
| 2028 | ~$8,771,748 | ~$8,771,748 | ~1.9980% | ~$175,257 | +14.1% |
| 2029 | ~$9,166,822 | ~$9,166,822 | ~1.9211% | ~$176,105 | +19.3% |
| 2030 | ~$9,579,691 | ~$9,579,691 | ~1.8443% | ~$176,674 | +24.6% |
In 2025, this property's market value of $7,685,782 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 5× 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 | $7,685,782 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $7,800,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $7,001,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $6,145,093 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $6,961,867 | $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.