1226 F M RD 685 TX 78660
| Owner | DANG PETER QUANG & NHAT DUY DANG |
|---|---|
| Parcel ID | 0274460109 |
| Short ID | 728333 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 3,911 SF |
| Land SF | 59,303 SF |
| Acres | 1.361 |
| Year Built | 1979 |
| Legal | LOT 2 BLK A WARNER HEIGHTS ADDN RESUB OF LOT 8 |
| Neighborhood | 59NEA |
| Land | $1,186,060 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,186,060 |
| Improvement | $226,548 |
|---|---|
| Total Improvement | $226,548 |
| Market | $1,412,608 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,412,608 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,412,608 |
| Taxable Value | $1,412,608 |
|---|
Appreciation: Market value has risen +72.0% from $821,339 (2021) to $1,412,608 (2025), a CAGR of 14.5% 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 $31,480. 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 ($1,186,060 land vs $226,548 improvements), about $20/SF of land. With value concentrated in the land under a ~47-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 $1,412,608, this parcel sits in the lower-middle (25th–50th 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 +14.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,782,247 by 2030, with an estimated annual tax burden around $44,871. 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 | 3,911 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 3,911 SF | ✗ |
| 327 | STORAGE COMM'L | 399 SF | ✓ |
| 011C | PORCH OPEN 1ST COMM | 231 SF | ✗ |
| 612C | TERRACE UNCOVERD COMM | 120 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% | $15,636.16 | $15,636.16 | Paid |
| CPF City of Pflugerville | 0.4863% | 0.4813% | 0.5362% | 0.5428% | 0.5350% | -0.0078% | $7,557.45 | $7,557.45 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $5,309.22 | $5,309.22 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,667.20 | $1,667.20 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $1,310.41 | $1,310.41 | Paid |
| Combined Rate | 2.4335% | 2.2428% | 2.1280% | 2.1960% | 2.2285% | +0.0325% | $31,480.44 | $31,480.44 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,798,302 | $1,412,608 | +27.3% |
| Assessed Value | $1,798,302 | $1,412,608 | +27.3% |
| Land Value | $1,186,060 | $1,186,060 | +0.0% |
| Improvement Value | $612,242 | $226,548 | +170.2% |
| Taxable Value | $1,798,302 | $1,412,608 | +27.3% |
| Total Tax 2026 = estimate |
~$40,076
Estimated
|
~$31,480
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,798,302 | $1,798,302 | +0 (+0.0%) |
| Taxable Value | $1,798,302 | $1,798,302 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,798,302 | $1,186,060 | $612,242 | — | $1,798,302 | $1,798,302 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,412,608 | $1,186,060 | $226,548 | — | $1,412,608 | $1,412,608 | ~$31,480 | Partial |
| 2024 | $887,593 | — | — | — | $1,186,060 ! | $— | $23,390 | Verified |
| 2023 | $924,414 | — | — | −$331,384 | $593,030 | $— | $18,888 | Verified |
| 2022 | $836,560 | — | — | −$243,530 | $593,030 | $— | $20,733 | Verified |
| 2021 | $821,339 | — | — | −$228,309 | $593,030 | $— | $20,358 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +27.3% | +27.3% | ~100% | Not available | Partial |
| 2025 | +2.7% | +32.6% | ~100% | Not available | Partial |
| 2024 | +54.9% | +20.0% | 77.5% | 1.7000% | Verified |
| 2023 | -4.0% | -4.0% | ~100% | 2.1300% | Verified |
| 2022 | +10.5% | +10.5% | ~100% | 2.2400% | Verified |
| 2021 | base year | — | ~100% | 2.4800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +68.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +27.3% | +19.0% | +9.6% | +59.2% | 2025 | -4.0% | 2024 |
| Assessment Ratio | 100.0% | 90.1% | — | 133.6% | 2024 | 64.2% | 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 |
$31,480 | $22,970 | ~$39,181 | $31,480 | 2025 | $18,888 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,617,694 | ~$1,553,869 | ~2.1773% | ~$33,832 | +14.5% |
| 2027 | ~$1,852,556 | ~$1,709,256 | ~2.1261% | ~$36,340 | +31.1% |
| 2028 | ~$2,121,515 | ~$1,880,181 | ~2.0748% | ~$39,010 | +50.2% |
| 2029 | ~$2,429,522 | ~$2,068,199 | ~2.0236% | ~$41,852 | +72.0% |
| 2030 | ~$2,782,247 | ~$2,275,019 | ~1.9724% | ~$44,871 | +97.0% |
| 2026 | ~$1,589,442 | ~$1,553,869 | ~2.2285% | ~$34,628 | +12.5% |
| 2027 | ~$1,788,413 | ~$1,709,256 | ~2.2285% | ~$38,091 | +26.6% |
| 2028 | ~$2,012,291 | ~$1,880,181 | ~2.2285% | ~$41,900 | +42.5% |
| 2029 | ~$2,264,196 | ~$2,068,199 | ~2.2285% | ~$46,090 | +60.3% |
| 2030 | ~$2,547,634 | ~$2,275,019 | ~2.2285% | ~$50,700 | +80.3% |
| 2026 | ~$1,645,946 | ~$1,553,869 | ~2.1517% | ~$33,434 | +16.5% |
| 2027 | ~$1,917,828 | ~$1,709,256 | ~2.0748% | ~$35,464 | +35.8% |
| 2028 | ~$2,234,621 | ~$1,880,181 | ~1.9980% | ~$37,565 | +58.2% |
| 2029 | ~$2,603,742 | ~$2,068,199 | ~1.9211% | ~$39,732 | +84.3% |
| 2030 | ~$3,033,835 | ~$2,275,019 | ~1.8443% | ~$41,957 | +114.8% |
In 2025, this property's market value of $1,412,608 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -0% 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 | $1,412,608 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $887,593 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $924,414 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $836,560 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $821,339 | $517,750 | $1,142,600 | $2,780,453 | ↓ Below 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.