600 E F M RD 1626 TX
| Owner | FOREST CREEK INVESTMENTS LLC |
|---|---|
| Parcel ID | 0440131101 |
| Short ID | 934802 |
| Type | Real |
| Use Code | 48 Convenience Store |
| Valuation | Income |
| Improvement SF | — |
| Land SF | 67,518 SF |
| Acres | 1.550 |
| Year Built | — |
| Legal | LOT 1 DOUBLE CREEK SUBD SEC 2 |
| Neighborhood | 1SO3 |
| Land | $1,350,360 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,350,360 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,350,360 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,350,360 |
| Value Limitation Adjustment (−) (homestead cap) | −$539,738 |
| Net Appraised (assessed) | $810,622 |
| Taxable Value | $810,622 |
|---|
Appreciation: Market value has risen +100.0% from $675,180 (2021) to $1,350,360 (2025), a CAGR of 18.9% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→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 2.0465% in 2025 (+0.0647% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $16,589. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Assessment Gap: Assessed value ($810,622) is $539,738 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 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 100% of market value ($1,350,360 land vs $0 improvements), about $20/SF of land. With value concentrated in the land, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $1,350,360, 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 +18.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,211,715 by 2030, with an estimated annual tax burden around $60,500. 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.
Market value changed by 100% in 2023, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Entity | 2021 Rate | 2022 Rate | 2023 Rate | 2024 Rate | 2025 Rate | YoY (2024→25) | Amt Due | Amt Paid | Balance |
|---|---|---|---|---|---|---|---|---|---|
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $7,499.87 | $7,499.87 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $4,247.80 | $4,247.80 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,046.68 | $3,046.68 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $956.72 | $956.72 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $838.18 | $838.18 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $16,589.25 | $16,589.25 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,825,982 | $1,350,360 | +35.2% |
| Assessed Value | $1,448,368 | $810,622 | +78.7% |
| Land Value | $1,350,360 | $1,350,360 | +0.0% |
| Improvement Value | $475,622 | — | — |
| Taxable Value | $1,448,368 | $810,622 | +78.7% |
| HS Cap Loss | -$377,614 | — | |
| Total Tax 2026 = estimate |
~$29,641
Estimated
|
~$16,589
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,163,572 | $1,825,982 | -337,590 (-15.6%) |
| Taxable Value | $1,785,958 | $1,448,368 | -337,590 (-18.9%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,825,982 | $1,350,360 | $475,622 | −$377,614 | $1,448,368 | $1,448,368 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,350,360 | $1,350,360 | — | −$539,738 | $810,622 | $810,622 | ~$16,589 | Partial |
| 2024 | $— | — | — | — | $675,518 | $— | $13,388 | Verified |
| 2023 | $— | — | — | — | $1,350,360 | $— | $12,881 | Verified |
| 2022 | $— | — | — | — | $675,180 | $— | $13,334 | Verified |
| 2021 | $675,180 | — | — | — | $675,180 | $— | $14,697 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +60.2% | +120.3% | 82.6% | Not available | Partial |
| 2025 | +0.0% | +0.1% | 60.0% | Not available | Partial |
| 2024 | +0.0% | -40.0% | 60.0% | 0.9900% | Verified |
| 2023 | +100.0% ! | +100.0% | ~100% | 0.9500% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +100.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +35.2% | +67.6% | +12.7% | +100.0% | 2025 | +35.2% | 2026 |
| Assessment Ratio | 79.3% | 79.8% | — | 100.0% | 2021 | 60.0% | 2025 |
| Effective Tax Rate (2025) | 1.2300% | 1.2300% | — | 1.2300% | 2025 | 1.2300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$16,589 | $15,643 | ~$45,339 | $16,589 | 2025 | $14,697 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,605,858 | ~$1,605,858 | ~2.0139% | ~$32,341 | +18.9% |
| 2027 | ~$1,909,697 | ~$1,909,697 | ~1.9814% | ~$37,839 | +41.4% |
| 2028 | ~$2,271,026 | ~$2,271,026 | ~1.9488% | ~$44,259 | +68.2% |
| 2029 | ~$2,700,720 | ~$2,700,720 | ~1.9163% | ~$51,754 | +100.0% |
| 2030 | ~$3,211,715 | ~$3,211,715 | ~1.8837% | ~$60,500 | +137.8% |
| 2026 | ~$1,578,851 | ~$1,578,851 | ~2.0465% | ~$32,311 | +16.9% |
| 2027 | ~$1,846,003 | ~$1,846,003 | ~2.0465% | ~$37,778 | +36.7% |
| 2028 | ~$2,158,360 | ~$2,158,360 | ~2.0465% | ~$44,171 | +59.8% |
| 2029 | ~$2,523,570 | ~$2,523,570 | ~2.0465% | ~$51,644 | +86.9% |
| 2030 | ~$2,950,576 | ~$2,950,576 | ~2.0465% | ~$60,383 | +118.5% |
| 2026 | ~$1,632,865 | ~$1,632,865 | ~1.9977% | ~$32,619 | +20.9% |
| 2027 | ~$1,974,472 | ~$1,974,472 | ~1.9488% | ~$38,479 | +46.2% |
| 2028 | ~$2,387,545 | ~$2,387,545 | ~1.9000% | ~$45,364 | +76.8% |
| 2029 | ~$2,887,037 | ~$2,887,037 | ~1.8512% | ~$53,445 | +113.8% |
| 2030 | ~$3,491,026 | ~$3,491,026 | ~1.8024% | ~$62,921 | +158.5% |
In 2025, this property's market value of $1,350,360 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -5% 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 | $1,350,360 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | — | $661,016 | $1,438,465 | $3,471,171 | — | +0.0% |
| 2023 | — | $667,828 | $1,414,358 | $3,374,900 | — | +9.7% |
| 2022 | — | $553,066 | $1,215,730 | $2,939,150 | — | +3.3% |
| 2021 | $675,180 | $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.