6528 N LAMAR BLVD TX
| Owner | HPJ1 PROPERTY HOLDINGS LLC |
|---|---|
| Parcel ID | 0231090105 |
| Short ID | 232196 |
| Type | Real |
| Use Code | 31 Night Club / Bar |
| Valuation | Income |
| Improvement SF | 7,544 SF |
| Land SF | 36,632 SF |
| Acres | 0.841 |
| Year Built | 1974 |
| Legal | LOT B SUNNY SUBD |
| Neighborhood | 31CEN |
| Land | $3,296,880 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,296,880 |
| Improvement | $128,115 |
|---|---|
| Total Improvement | $128,115 |
| Market | $3,424,995 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,424,995 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $3,424,995 |
| Taxable Value | $3,424,995 |
|---|
Appreciation: Market value has risen +70.4% from $2,009,699 (2021) to $3,424,995 (2025), a CAGR of 14.3% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→2022), 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 $70,092. 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 ($3,296,880 land vs $128,115 improvements), about $90/SF of land. With value concentrated in the land under a ~52-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 $3,424,995, this parcel sits in the top quartile (≥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 +12.2% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $6,334,710 by 2031, with an estimated annual tax burden around $108,246. 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.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 29,500 SF | ✗ |
| 1ST | 1st Floor | 7,000 SF | ✓ |
| 2ND | 2nd Floor | 544 SF | ✓ |
| 327 | STORAGE COMM'L | 425 SF | ✓ |
| 541 | FENCE COMM LF | 300 SF | ✗ |
| 611 | TERRACE | 294 SF | ✗ |
| 501 | CANOPY | 194 SF | ✗ |
| 437 | FENCE MASON LF | 114 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% | $31,688.05 | $31,688.05 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $17,947.56 | $17,947.56 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $12,872.67 | $12,872.67 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $4,042.28 | $4,042.28 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $3,541.44 | $3,541.44 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $70,092.00 | $70,092.00 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IAU Austin ISD | 0.9252% | $31,688.05 | 45.2% |
| CAT City of Austin | 0.5240% | $17,947.56 | 25.6% |
| TCO Travis County | 0.3758% | $12,872.67 | 18.4% |
| THD Travis Central Health | 0.1180% | $4,042.28 | 5.8% |
| ACT Austin Community College | 0.1034% | $3,541.44 | 5.1% |
| Total | 2.0465% | $70,092.00 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,568,033 | $3,424,995 | +4.2% |
| Assessed Value | $3,568,033 | $3,424,995 | +4.2% |
| Land Value | $3,296,880 | $3,296,880 | +0.0% |
| Improvement Value | $271,153 | $128,115 | +111.6% |
| Taxable Value | $3,568,033 | $3,424,995 | +4.2% |
| Total Tax 2026 = estimate |
~$73,019
Estimated
|
~$70,092
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $3,568,033 | $3,296,880 | $271,153 | — | $3,568,033 | $3,568,033 | Not yet — post-cert | Preliminary |
| 2025 | $3,424,995 | $3,296,880 | $128,115 | — | $3,424,995 | $3,424,995 | ~$70,092 | Partial |
| 2024 | $3,551,663 | $3,296,880 | $254,783 | — | $3,551,663 | $3,551,663 | $67,863 | Verified |
| 2023 | $3,100,000 | $3,296,880 | — | — | $3,100,000 | $3,100,000 | $56,087 | Verified |
| 2022 | $2,939,232 | $2,747,400 | $191,832 | — | $2,939,232 | $2,939,232 | $49,807 | Verified |
| 2021 | $2,009,699 | $1,648,440 | $361,259 | — | $2,009,699 | $2,009,699 | $43,745 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +4.2% | +4.2% | ~100% | Not available | Partial |
| 2025 | -3.6% | -3.6% | ~100% | Not available | Partial |
| 2024 | +14.6% | +14.6% | ~100% | No billing data | Verified |
| 2023 | +5.5% | +5.5% | ~100% | No billing data | Verified |
| 2022 | +46.3% | +46.3% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +70.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +4.2% | +13.4% | +12.2% | +46.3% | 2022 | -3.6% | 2025 |
| 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 |
$70,092 | $57,519 | ~$93,098 | $70,092 | 2025 | $43,745 | 2021 |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$4,002,105 | ~$3,924,836 | ~2.0139% | ~$79,044 | +12.2% |
| 2028 | ~$4,488,983 | ~$4,317,320 | ~1.9814% | ~$85,543 | +25.8% |
| 2029 | ~$5,035,094 | ~$4,749,052 | ~1.9488% | ~$92,551 | +41.1% |
| 2030 | ~$5,647,642 | ~$5,223,957 | ~1.9163% | ~$100,106 | +58.3% |
| 2031 | ~$6,334,710 | ~$5,746,353 | ~1.8837% | ~$108,246 | +77.5% |
| 2027 | ~$3,930,744 | ~$3,924,836 | ~2.0465% | ~$80,321 | +10.2% |
| 2028 | ~$4,330,326 | ~$4,317,320 | ~2.0465% | ~$88,353 | +21.4% |
| 2029 | ~$4,770,529 | ~$4,749,052 | ~2.0465% | ~$97,189 | +33.7% |
| 2030 | ~$5,255,480 | ~$5,223,957 | ~2.0465% | ~$106,907 | +47.3% |
| 2031 | ~$5,789,730 | ~$5,746,353 | ~2.0465% | ~$117,598 | +62.3% |
| 2027 | ~$4,073,465 | ~$3,924,836 | ~1.9977% | ~$78,405 | +14.2% |
| 2028 | ~$4,650,495 | ~$4,317,320 | ~1.9488% | ~$84,138 | +30.3% |
| 2029 | ~$5,309,264 | ~$4,749,052 | ~1.9000% | ~$90,233 | +48.8% |
| 2030 | ~$6,061,351 | ~$5,223,957 | ~1.8512% | ~$96,706 | +69.9% |
| 2031 | ~$6,919,976 | ~$5,746,353 | ~1.8024% | ~$103,571 | +93.9% |
In 2025, this property's market value of $3,424,995 places it in the top 25% for Commercial properties in Travis County (13595 comparable) — +148% 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 | $3,424,995 | $632,506 | $1,382,921 | $3,258,143 | ↑ Top 25% | -0.8% |
| 2024 | $3,551,663 | $647,500 | $1,401,787 | $3,362,090 | ↑ Top 25% | +0.0% |
| 2023 | $3,100,000 | $651,680 | $1,383,015 | $3,277,245 | ↑ Above median | +9.7% |
| 2022 | $2,939,232 | $535,964 | $1,190,250 | $2,842,216 | ↑ Top 25% | +3.3% |
| 2021 | $2,009,699 | $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 | — |