1420 F M RD 685 TX 78660
| Owner | SHEEHAN ROBERT J & MICHELLE T |
|---|---|
| Parcel ID | 0276460203 |
| Short ID | 463238 |
| Type | Real |
| Use Code | 61 Warehouse (<20,000 SF) |
| Valuation | Cost |
| Improvement SF | 21,360 SF |
| Land SF | 182,081 SF |
| Acres | 4.180 |
| Year Built | 1995 |
| Legal | ABS 99 SUR 3 BLESSING H ABS 265 SUR 4 EISELIN S ACR 4.1800 |
| Neighborhood | 60NEA |
| Land | $3,641,616 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,641,616 |
| Improvement | $88,384 |
|---|---|
| Total Improvement | $88,384 |
| Market | $3,730,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,730,000 |
| Value Limitation Adjustment (−) (homestead cap) | −$467,385 |
| Net Appraised (assessed) | $3,262,615 |
| Taxable Value | $3,262,615 |
|---|
Appreciation: Market value has risen +99.1% from $1,873,540 (2021) to $3,730,000 (2025), a CAGR of 18.8% 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 $72,708. Pflugerville ISD is the largest single contributor, at 49.7% of the total 2025 levy.
Assessment Gap: Assessed value ($3,262,615) is $467,385 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 98% of market value ($3,641,616 land vs $88,384 improvements), about $20/SF of land. With value concentrated in the land under a ~31-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 $3,730,000, 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 +18.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $8,820,966 by 2030, with an estimated annual tax burden around $103,637. 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 | 21,360 SF | ✓ |
| 288 | SHED SF | 4,500 SF | ✓ |
| 541 | FENCE COMM LF | 1,466 SF | ✗ |
| 881 | COMMCL FINISHOUT | 300 SF | ✓ |
| 482 | LIGHT POLES | 5 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% | $36,113.89 | $36,113.89 | Paid |
| CPF City of Pflugerville | 0.4863% | 0.4813% | 0.5362% | 0.5428% | 0.5350% | -0.0078% | $17,454.99 | $17,454.99 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $12,262.38 | $12,262.38 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,850.64 | $3,850.64 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $3,026.56 | $3,026.56 | Paid |
| Combined Rate | 2.4335% | 2.2428% | 2.1280% | 2.1960% | 2.2285% | +0.0325% | $72,708.46 | $72,708.46 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,730,000 | $3,730,000 | +0.0% |
| Assessed Value | $3,730,000 | $3,262,615 | +14.3% |
| Land Value | $3,641,616 | $3,641,616 | +0.0% |
| Improvement Value | $88,384 | $88,384 | +0.0% |
| Taxable Value | $3,730,000 | $3,262,615 | +14.3% |
| Total Tax 2026 = estimate |
~$83,124
Estimated
|
~$72,708
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,867,740 | $3,730,000 | -137,740 (-3.6%) |
| Taxable Value | $3,867,740 | $3,730,000 | -137,740 (-3.6%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,730,000 | $3,641,616 | $88,384 | — | $3,730,000 | $3,730,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,730,000 | $3,641,616 | $88,384 | −$467,385 | $3,262,615 | $3,262,615 | ~$72,708 | Partial |
| 2024 | $2,265,705 | — | — | — | $2,745,907 ! | $— | $59,706 | Verified |
| 2023 | $2,265,705 | — | — | −$1,355,301 | $910,404 | $— | $48,215 | Verified |
| 2022 | $2,000,000 | — | — | −$1,089,596 | $910,404 | $— | $50,816 | Verified |
| 2021 | $1,873,540 | — | — | −$963,136 | $910,404 | $— | $48,670 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +3.7% | +18.5% | ~100% | Not available | Partial |
| 2025 | +35.8% | +20.0% | 87.5% | Not available | Partial |
| 2024 | +21.2% | +20.0% | 99.0% | 2.1700% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 2.1300% | Verified |
| 2022 | +13.3% | +13.3% | ~100% | 2.2400% | Verified |
| 2021 | base year | — | ~100% | 2.6000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +86.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +16.9% | +18.8% | +64.6% | 2025 | +0.0% | 2024 |
| Assessment Ratio | 100.0% | 73.8% | — | 121.2% | 2024 | 40.2% | 2023 |
| Effective Tax Rate (2025) | 1.9500% | 1.9500% | — | 1.9500% | 2025 | 1.9500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$72,708 | $56,023 | ~$90,494 | $72,708 | 2025 | $48,215 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$4,430,679 | ~$3,588,877 | ~2.1773% | ~$78,140 | +18.8% |
| 2027 | ~$5,262,981 | ~$3,947,764 | ~2.1261% | ~$83,932 | +41.1% |
| 2028 | ~$6,251,629 | ~$4,342,541 | ~2.0748% | ~$90,100 | +67.6% |
| 2029 | ~$7,425,996 | ~$4,776,795 | ~2.0236% | ~$96,663 | +99.1% |
| 2030 | ~$8,820,966 | ~$5,254,474 | ~1.9724% | ~$103,637 | +136.5% |
| 2026 | ~$4,356,079 | ~$3,588,877 | ~2.2285% | ~$79,979 | +16.8% |
| 2027 | ~$5,087,245 | ~$3,947,764 | ~2.2285% | ~$87,977 | +36.4% |
| 2028 | ~$5,941,138 | ~$4,342,541 | ~2.2285% | ~$96,775 | +59.3% |
| 2029 | ~$6,938,355 | ~$4,776,795 | ~2.2285% | ~$106,452 | +86.0% |
| 2030 | ~$8,102,956 | ~$5,254,474 | ~2.2285% | ~$117,098 | +117.2% |
| 2026 | ~$4,505,279 | ~$3,588,877 | ~2.1517% | ~$77,221 | +20.8% |
| 2027 | ~$5,441,700 | ~$3,947,764 | ~2.0748% | ~$81,909 | +45.9% |
| 2028 | ~$6,572,755 | ~$4,342,541 | ~1.9980% | ~$86,763 | +76.2% |
| 2029 | ~$7,938,900 | ~$4,776,795 | ~1.9211% | ~$91,768 | +112.8% |
| 2030 | ~$9,588,997 | ~$5,254,474 | ~1.8443% | ~$96,906 | +157.1% |
In 2025, this property's market value of $3,730,000 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — +163% 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 | $3,730,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $2,265,705 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $2,265,705 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $2,000,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,873,540 | $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.