1804 S LAMAR BLVD TX 78704
| Owner | NNN REIT LP |
|---|---|
| Parcel ID | 0100050238 |
| Short ID | 100257 |
| Type | Real |
| Use Code | 83 Service / Repair Garage |
| Valuation | Income |
| Improvement SF | 18,570 SF |
| Land SF | 97,191 SF |
| Acres | 2.231 |
| Year Built | 1980 |
| Legal | LOT 1 HALDEMAN LAMAR SUBD |
| Neighborhood | 83CEN |
| Land | $11,994,403 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $11,994,403 |
| Improvement | $9,600 |
|---|---|
| Total Improvement | $9,600 |
| Market | $12,004,003 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $12,004,003 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $12,004,003 |
| Taxable Value | $12,004,003 |
|---|
Appreciation: Market value has risen +60.1% from $7,496,500 (2021) to $12,004,003 (2025), a CAGR of 12.5% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2023→2024), 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 $245,660. 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 100% of market value ($11,994,403 land vs $9,600 improvements), about $123/SF of land. With value concentrated in the land under a ~46-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 $12,004,003, 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 +12.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $21,622,730 by 2030, with an estimated annual tax burden around $364,176. 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.
9 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 68,100 SF | ✗ |
| SO | Sketch Only | 23,136 SF | ✗ |
| 1ST | 1st Floor | 18,570 SF | ✓ |
| 501 | CANOPY | 2,710 SF | ✗ |
| 541 | FENCE COMM LF | 1,740 SF | ✗ |
| 327 | STORAGE COMM'L | 1,156 SF | ✓ |
| 402 | CARWASH SELF-SERVE | 1,050 SF | ✓ |
| 611 | TERRACE | 240 SF | ✗ |
| MISC | Miscellaneous | 1 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 |
|---|---|---|---|---|---|---|---|---|---|
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $111,061.04 | $111,061.04 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $62,903.02 | $62,903.02 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $45,116.45 | $45,116.45 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $14,167.48 | $14,167.48 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $12,412.14 | $12,412.14 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $245,660.13 | $245,660.13 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $12,004,003 | $12,004,003 | +0.0% |
| Assessed Value | $12,004,003 | $12,004,003 | +0.0% |
| Land Value | $11,994,403 | $11,994,403 | +0.0% |
| Improvement Value | $9,600 | $9,600 | +0.0% |
| Taxable Value | $12,004,003 | $12,004,003 | +0.0% |
| Total Tax 2026 = estimate |
~$245,660
Estimated
|
~$245,660
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $12,004,003 | $12,004,003 | +0 (+0.0%) |
| Taxable Value | $12,004,003 | $12,004,003 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $12,004,003 | $11,994,403 | $9,600 | — | $12,004,003 | $12,004,003 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $12,004,003 | $11,994,403 | $9,600 | — | $12,004,003 | $12,004,003 | ~$245,660 | Partial |
| 2024 | $11,583,863 | — | — | — | — | $— | $237,897 | Verified |
| 2023 | $8,630,576 | — | — | — | — | $— | $209,581 | Verified |
| 2022 | $8,353,598 | — | — | — | — | $— | $161,667 | Verified |
| 2021 | $7,496,500 | — | — | — | $8,344,308 ! | $— | $172,433 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | +3.6% | +3.6% | ~100% | 1.9800% | Verified |
| 2023 | +34.2% | +34.2% | ~100% | 1.8100% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.8700% | Verified |
| 2021 | base year | — | ~100% | 2.3000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +39.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +10.5% | +12.5% | +34.2% | 2024 | +0.0% | 2026 |
| Assessment Ratio | 100.0% | 103.8% | — | 111.3% | 2021 | 100.0% | 2025 |
| 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 |
$245,660 | $205,448 | ~$313,212 | $245,660 | 2025 | $161,667 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$13,503,395 | ~$13,204,403 | ~2.0139% | ~$265,928 | +12.5% |
| 2027 | ~$15,190,073 | ~$14,524,844 | ~1.9814% | ~$287,794 | +26.5% |
| 2028 | ~$17,087,430 | ~$15,977,328 | ~1.9488% | ~$311,372 | +42.3% |
| 2029 | ~$19,221,782 | ~$17,575,061 | ~1.9163% | ~$336,789 | +60.1% |
| 2030 | ~$21,622,730 | ~$19,332,567 | ~1.8837% | ~$364,176 | +80.1% |
| 2026 | ~$13,263,315 | ~$13,204,403 | ~2.0465% | ~$270,226 | +10.5% |
| 2027 | ~$14,654,739 | ~$14,524,844 | ~2.0465% | ~$297,249 | +22.1% |
| 2028 | ~$16,192,134 | ~$15,977,328 | ~2.0465% | ~$326,974 | +34.9% |
| 2029 | ~$17,890,813 | ~$17,575,061 | ~2.0465% | ~$359,671 | +49.0% |
| 2030 | ~$19,767,697 | ~$19,332,567 | ~2.0465% | ~$395,638 | +64.7% |
| 2026 | ~$13,743,475 | ~$13,204,403 | ~1.9977% | ~$263,779 | +14.5% |
| 2027 | ~$15,735,011 | ~$14,524,844 | ~1.9488% | ~$283,066 | +31.1% |
| 2028 | ~$18,015,135 | ~$15,977,328 | ~1.9000% | ~$303,572 | +50.1% |
| 2029 | ~$20,625,667 | ~$17,575,061 | ~1.8512% | ~$325,348 | +71.8% |
| 2030 | ~$23,614,484 | ~$19,332,567 | ~1.8024% | ~$348,445 | +96.7% |
In 2025, this property's market value of $12,004,003 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 8× 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 | $12,004,003 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $11,583,863 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $8,630,576 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $8,353,598 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $7,496,500 | $517,750 | $1,142,600 | $2,780,453 | ↑ Top 25% | 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.