16004 CENTRAL COMMERCE DR TX 78660
| Owner | MERCHANT ONE GROUP LLC |
|---|---|
| Parcel ID | 0276280813 |
| Short ID | 278537 |
| Type | Real |
| Use Code | 61 Warehouse (<20,000 SF) |
| Valuation | Cost |
| Improvement SF | 15,760 SF |
| Land SF | 50,543 SF |
| Acres | 1.160 |
| Year Built | 2005 |
| Legal | LOT 1 BLK E NORTH PARK SEC 4-A |
| Neighborhood | 64FNOR |
| Land | $336,111 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $336,111 |
| Improvement | $3,363,889 |
|---|---|
| Total Improvement | $3,363,889 |
| Market | $3,700,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,700,000 |
| Value Limitation Adjustment (−) (homestead cap) | −$340,000 |
| Net Appraised (assessed) | $3,360,000 |
| Taxable Value | $3,360,000 |
|---|
Appreciation: Market value has risen +122.2% from $1,665,106 (2021) to $3,700,000 (2025), a CAGR of 22.1% over 4 years. This is strong appreciation — well above typical inflation. Growth has been fairly evenly spread across these years rather than concentrated in one jump. 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 1.7240% in 2025 (+0.0338% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $57,928. Pflugerville ISD is the largest single contributor, at 64.2% of the total 2025 levy.
Assessment Gap: Assessed value ($3,360,000) is $340,000 below market value, suggesting potential for an upward assessment in future years.
Asset Class: Commercial. No homestead exemptions apply — full market value is taxable. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 9% of market value ($336,111 land vs $3,363,889 improvements), about $7/SF of land. Most value sits in the improvements, so building condition, age (~21 yrs), and rent roll drive the underwriting.
Submarket Position: At $3,700,000, 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 +22.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $10,038,100 by 2030, with an estimated annual tax burden around $75,155. 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.
7 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 17,540 SF | ✗ |
| 1ST | 1st Floor | 15,760 SF | ✓ |
| 491 | SPRINKLER HEADS | 15,760 SF | ✗ |
| 881 | COMMCL FINISHOUT | 8,812 SF | ✓ |
| MEZZ | Mezzanine | 4,000 SF | ✓ |
| 591 | MASONRY TRIM SF | 2,100 SF | ✗ |
| 611 | TERRACE | 735 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% | $37,191.84 | $37,191.84 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $12,628.39 | $12,628.39 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,965.57 | $3,965.57 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $3,116.90 | $3,116.90 | Paid |
| E17 Travis County ESD #17 | 0.0450% | 0.0245% | 0.0230% | 0.0370% | 0.0305% | -0.0065% | $1,024.80 | $1,024.80 | Paid |
| Combined Rate | 1.9922% | 1.7860% | 1.6148% | 1.6902% | 1.7240% | +0.0338% | $57,927.50 | $57,927.50 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,998,814 | $3,700,000 | +8.1% |
| Assessed Value | $3,998,814 | $3,360,000 | +19.0% |
| Land Value | $336,111 | $336,111 | +0.0% |
| Improvement Value | $3,662,703 | $3,363,889 | +8.9% |
| Taxable Value | $3,998,814 | $3,360,000 | +19.0% |
| Total Tax 2026 = estimate |
~$68,941
Estimated
|
~$57,928
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $6,365,704 | $3,998,814 | -2,366,890 (-37.2%) |
| Taxable Value | $4,032,000 | $3,998,814 | -33,186 (-0.8%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,998,814 | $336,111 | $3,662,703 | — | $3,998,814 | $3,998,814 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,700,000 | $336,111 | $3,363,889 | −$340,000 | $3,360,000 | $3,360,000 | ~$57,928 | Partial |
| 2024 | $3,040,544 | — | — | −$2,704,433 | $336,111 | $— | $47,326 | Verified |
| 2023 | $2,900,000 | — | — | −$2,563,889 | $336,111 | $— | $42,087 | Verified |
| 2022 | $1,928,610 | — | — | −$1,592,499 | $336,111 | $— | $44,749 | Verified |
| 2021 | $1,665,106 | — | — | −$1,328,995 | $336,111 | $— | $38,421 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +72.0% | +20.0% | 63.3% | Not available | Partial |
| 2025 | +32.1% | +20.0% | 90.8% | Not available | Partial |
| 2024 | -7.9% | -7.9% | ~100% | 1.6900% | Verified |
| 2023 | +4.8% | +4.8% | ~100% | 1.3800% | Verified |
| 2022 | +50.4% | +50.4% | ~100% | 1.5400% | Verified |
| 2021 | base year | — | ~100% | 2.3100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +91.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +8.1% | +20.2% | +20.3% | +50.4% | 2023 | +4.8% | 2024 |
| Assessment Ratio | 100.0% | 41.9% | — | 100.0% | 2026 | 11.1% | 2024 |
| Effective Tax Rate (2025) | 1.5700% | 1.5700% | — | 1.5700% | 2025 | 1.5700% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$57,928 | $46,102 | ~$68,154 | $57,928 | 2025 | $38,421 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$4,517,433 | ~$3,696,000 | ~1.6570% | ~$61,243 | +22.1% |
| 2027 | ~$5,515,459 | ~$4,065,600 | ~1.5900% | ~$64,641 | +49.1% |
| 2028 | ~$6,733,977 | ~$4,472,160 | ~1.5229% | ~$68,108 | +82.0% |
| 2029 | ~$8,221,699 | ~$4,919,376 | ~1.4559% | ~$71,621 | +122.2% |
| 2030 | ~$10,038,100 | ~$5,411,314 | ~1.3888% | ~$75,155 | +171.3% |
| 2026 | ~$4,443,433 | ~$3,696,000 | ~1.7240% | ~$63,720 | +20.1% |
| 2027 | ~$5,336,241 | ~$4,065,600 | ~1.7240% | ~$70,092 | +44.2% |
| 2028 | ~$6,408,440 | ~$4,472,160 | ~1.7240% | ~$77,102 | +73.2% |
| 2029 | ~$7,696,074 | ~$4,919,376 | ~1.7240% | ~$84,812 | +108.0% |
| 2030 | ~$9,242,428 | ~$5,411,314 | ~1.7240% | ~$93,293 | +149.8% |
| 2026 | ~$4,591,433 | ~$3,696,000 | ~1.6235% | ~$60,004 | +24.1% |
| 2027 | ~$5,697,636 | ~$4,065,600 | ~1.5229% | ~$61,916 | +54.0% |
| 2028 | ~$7,070,355 | ~$4,472,160 | ~1.4224% | ~$63,611 | +91.1% |
| 2029 | ~$8,773,799 | ~$4,919,376 | ~1.3218% | ~$65,025 | +137.1% |
| 2030 | ~$10,887,651 | ~$5,411,314 | ~1.2213% | ~$66,086 | +194.3% |
In 2025, this property's market value of $3,700,000 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — +161% 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 | $3,700,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $3,040,544 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $2,900,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,928,610 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,665,106 | $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.