4000 N LAMAR BLVD TX 78756
| Owner | 4635 FRANKFORD LLC |
|---|---|
| Parcel ID | 0221021415 |
| Short ID | 217859 |
| Type | Real |
| Use Code | 33 Fast Food Restaurant |
| Valuation | Income |
| Improvement SF | 2,318 SF |
| Land SF | 21,300 SF |
| Acres | 0.489 |
| Year Built | 1975 |
| Legal | LOT A BLK 1 *RESUB LOT 1-6 LEES HILL ADDN |
| Neighborhood | 33CEN |
| Land | $2,556,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,556,000 |
| Improvement | $97,690 |
|---|---|
| Total Improvement | $97,690 |
| Market | $2,653,690 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,653,690 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,653,690 |
| Taxable Value | $2,653,690 |
|---|
Appreciation: Market value has risen +26.1% from $2,104,748 (2021) to $2,653,690 (2025), a CAGR of 6.0% over 4 years. This represents moderate, steady growth. 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 +17.8%, 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 $54,307. Austin ISD is the largest single contributor, at 45.2% 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 96% of market value ($2,556,000 land vs $97,690 improvements), about $120/SF of land. With value concentrated in the land under a ~51-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 $2,653,690, this parcel sits in the upper-middle (50th–75th percentile) of Commercial property in Travis County — county median $1,382,921 (P25 $632,506 / P75 $3,258,143, n=13,595). 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 +4.8% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $3,363,113 by 2031, with an estimated annual tax burden around $63,352. 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 |
|---|---|---|---|
| 551 | PAVED AREA | 18,565 SF | ✗ |
| 1ST | 1st Floor | 2,318 SF | ✓ |
| 611 | TERRACE | 614 SF | ✗ |
| 501 | CANOPY | 284 SF | ✗ |
| 541 | FENCE COMM LF | 46 SF | ✗ |
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.
| 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% | $24,551.94 | $24,551.94 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $13,905.79 | $13,905.79 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $9,973.76 | $9,973.76 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,131.96 | $3,131.96 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,743.92 | $2,743.92 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $54,307.37 | $54,307.37 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IAU Austin ISD | 0.9252% | $24,551.94 | 45.2% |
| CAT City of Austin | 0.5240% | $13,905.79 | 25.6% |
| TCO Travis County | 0.3758% | $9,973.76 | 18.4% |
| THD Travis Central Health | 0.1180% | $3,131.96 | 5.8% |
| ACT Austin Community College | 0.1034% | $2,743.92 | 5.1% |
| Total | 2.0465% | $54,307.37 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,660,546 | $2,653,690 | +0.3% |
| Assessed Value | $2,660,546 | $2,653,690 | +0.3% |
| Land Value | $2,556,000 | $2,556,000 | +0.0% |
| Improvement Value | $104,546 | $97,690 | +7.0% |
| Taxable Value | $2,660,546 | $2,653,690 | +0.3% |
| Total Tax 2026 = estimate |
~$54,448
Estimated
|
~$54,307
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $2,660,546 | $2,556,000 | $104,546 | — | $2,660,546 | $2,660,546 | Not yet — post-cert | Preliminary |
| 2025 | $2,653,690 | $2,556,000 | $97,690 | — | $2,653,690 | $2,653,690 | ~$54,307 | Partial |
| 2024 | $2,663,891 | $2,556,000 | $107,891 | — | $2,663,891 | $2,663,891 | $52,793 | Verified |
| 2023 | $2,691,724 | $2,556,000 | $135,724 | — | $2,691,724 | $2,691,724 | $48,700 | Verified |
| 2022 | $2,101,749 | $2,023,500 | $78,249 | — | $2,101,749 | $2,101,749 | $41,508 | Verified |
| 2021 | $2,104,748 | $2,023,500 | $81,248 | — | $2,104,748 | $2,104,748 | $45,814 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.3% | +0.3% | ~100% | Not available | Partial |
| 2025 | -0.4% | -0.4% | ~100% | Not available | Partial |
| 2024 | -1.0% | -1.0% | ~100% | No billing data | Verified |
| 2023 | +28.1% | +28.1% | ~100% | No billing data | Verified |
| 2022 | -0.1% | -0.1% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +26.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.3% | +5.4% | +4.8% | +28.1% | 2023 | -1.0% | 2024 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 2.0500% | 2.0500% | — | 2.0500% | 2025 | 2.0500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$54,307 | $48,624 | ~$59,715 | $54,307 | 2025 | $41,508 | 2022 |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$2,788,206 | ~$2,788,206 | ~2.0139% | ~$56,153 | +4.8% |
| 2028 | ~$2,921,992 | ~$2,921,992 | ~1.9814% | ~$57,896 | +9.8% |
| 2029 | ~$3,062,197 | ~$3,062,197 | ~1.9488% | ~$59,677 | +15.1% |
| 2030 | ~$3,209,130 | ~$3,209,130 | ~1.9163% | ~$61,496 | +20.6% |
| 2031 | ~$3,363,113 | ~$3,363,113 | ~1.8837% | ~$63,352 | +26.4% |
| 2027 | ~$2,734,995 | ~$2,734,995 | ~2.0465% | ~$55,971 | +2.8% |
| 2028 | ~$2,811,528 | ~$2,811,528 | ~2.0465% | ~$57,537 | +5.7% |
| 2029 | ~$2,890,202 | ~$2,890,202 | ~2.0465% | ~$59,148 | +8.6% |
| 2030 | ~$2,971,078 | ~$2,971,078 | ~2.0465% | ~$60,803 | +11.7% |
| 2031 | ~$3,054,217 | ~$3,054,217 | ~2.0465% | ~$62,504 | +14.8% |
| 2027 | ~$2,841,417 | ~$2,841,417 | ~1.9977% | ~$56,762 | +6.8% |
| 2028 | ~$3,034,585 | ~$3,034,585 | ~1.9488% | ~$59,139 | +14.1% |
| 2029 | ~$3,240,884 | ~$3,240,884 | ~1.9000% | ~$61,577 | +21.8% |
| 2030 | ~$3,461,208 | ~$3,461,208 | ~1.8512% | ~$64,074 | +30.1% |
| 2031 | ~$3,696,511 | ~$3,696,511 | ~1.8024% | ~$66,625 | +38.9% |
In 2025, this property's market value of $2,653,690 places it in the 50th–75th percentile for Commercial properties in Travis County (13595 comparable) — +92% above the county median of $1,382,921. 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 | $2,653,690 | $632,506 | $1,382,921 | $3,258,143 | ↑ Above median | -0.8% |
| 2024 | $2,663,891 | $647,500 | $1,401,787 | $3,362,090 | ↑ Above median | +0.0% |
| 2023 | $2,691,724 | $651,680 | $1,383,015 | $3,277,245 | ↑ Above median | +9.7% |
| 2022 | $2,101,749 | $535,964 | $1,190,250 | $2,842,216 | ↑ Above median | +3.3% |
| 2021 | $2,104,748 | $538,645 | $1,173,514 | $2,782,974 | ↑ Above median | base yr |
| Source | What it provides | Coverage for this parcel | Confidence |
|---|---|---|---|
| TCAD Certified Appraisal Roll ↗ | Market, assessed, and taxable value; land/improvement split; exemptions | 2025 | Certified |
| Texas Comptroller Annual Jurisdiction Roll (AJR) | Prior-year market and taxable value | 2021–2024 | Verified |
| TCAD Preliminary Export ↗ | First-look 2026 appraisal value, subject to change at certification | 2026 (exported June 9, 2026; certifies July 25, 2026) | Preliminary |
| Travis County Rates History ↗ | Adopted tax rate for each of this parcel's taxing entities | 1990–2025 | Verified |
| TaxCurOpenData | Current-year (2025) tax billing, by taxing entity | 2025 | Partial |
| PIR bulk billing export | Prior-year tax billing, Travis County Tax Office | 2021, 2022, 2023, 2024 | Verified |
| Satellite imagery (Esri World Imagery) | Aerial view of the parcel | Located by geocoding this parcel's address — may not resolve for every address | — |