2021 S LAMAR BLVD TX 78704
| Owner | 2021 SOUTH LAMAR LP |
|---|---|
| Parcel ID | 0100050316 |
| Short ID | 100287 |
| Type | Real |
| Use Code | 53 Office Small (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 7,598 SF |
| Land SF | 60,508 SF |
| Acres | 1.389 |
| Year Built | 2004 |
| Legal | LOT 8-9 * LESS NE 150X175 FT BLK 1 *LESS N5 FT FREDERICKSBURG ROAD ACRES |
| Neighborhood | 1SC2 |
| Land | $6,943,293 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $6,943,293 |
| Improvement | $125,129 |
|---|---|
| Total Improvement | $125,129 |
| Market | $7,068,422 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $7,068,422 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $7,068,422 |
| Taxable Value | $7,068,422 |
|---|
Appreciation: Market value has risen +50.4% from $4,700,000 (2021) to $7,068,422 (2025), a CAGR of 10.7% 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 $144,654. 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 98% of market value ($6,943,293 land vs $125,129 improvements), about $115/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 $7,068,422, 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 +10.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $11,772,081 by 2030, with an estimated annual tax burden around $214,441. 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.
4 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 5,824 SF | ✓ |
| 2ND | 2nd Floor | 1,774 SF | ✓ |
| 881 | COMMCL FINISHOUT | 490 SF | ✓ |
| 501 | CANOPY | 168 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% | $65,397.04 | $65,397.04 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $37,039.73 | $37,039.73 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $26,566.31 | $26,566.31 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $8,342.36 | $8,342.36 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $7,308.75 | $7,308.75 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $144,654.19 | $144,654.19 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $7,068,422 | $7,068,422 | +0.0% |
| Assessed Value | $7,068,422 | $7,068,422 | +0.0% |
| Land Value | $6,943,293 | $6,943,293 | +0.0% |
| Improvement Value | $125,129 | $125,129 | +0.0% |
| Taxable Value | $7,068,422 | $7,068,422 | +0.0% |
| Total Tax 2026 = estimate |
~$144,654
Estimated
|
~$144,654
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $7,076,396 | $7,068,422 | -7,974 (-0.1%) |
| Taxable Value | $7,076,396 | $7,068,422 | -7,974 (-0.1%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $7,068,422 | $6,943,293 | $125,129 | — | $7,068,422 | $7,068,422 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $7,068,422 | $6,943,293 | $125,129 | — | $7,068,422 | $7,068,422 | ~$144,654 | Partial |
| 2024 | $7,151,000 | — | — | −$207,707 | $6,943,293 | $— | $137,381 | Verified |
| 2023 | $4,718,017 | — | — | — | $6,943,293 ! | $— | $126,117 | Verified |
| 2022 | $4,714,134 | — | — | −$85,272 | $4,628,862 | $— | $93,177 | Verified |
| 2021 | $4,700,000 | — | — | −$71,138 | $4,628,862 | $— | $102,612 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.1% | +0.1% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | -1.2% | -1.2% | ~100% | 1.9400% | Verified |
| 2023 | +51.6% | +51.6% | ~100% | 1.7600% | Verified |
| 2022 | +0.1% | +0.1% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +49.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +10.2% | +10.7% | +51.6% | 2024 | -1.2% | 2025 |
| Assessment Ratio | 100.0% | 106.8% | — | 147.2% | 2023 | 97.1% | 2024 |
| 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 |
$144,654 | $120,788 | ~$184,431 | $144,654 | 2025 | $93,177 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$7,827,600 | ~$7,775,264 | ~2.0139% | ~$156,589 | +10.7% |
| 2027 | ~$8,668,317 | ~$8,552,791 | ~1.9814% | ~$169,464 | +22.6% |
| 2028 | ~$9,599,330 | ~$9,408,070 | ~1.9488% | ~$183,348 | +35.8% |
| 2029 | ~$10,630,338 | ~$10,348,877 | ~1.9163% | ~$198,315 | +50.4% |
| 2030 | ~$11,772,081 | ~$11,383,764 | ~1.8837% | ~$214,441 | +66.5% |
| 2026 | ~$7,686,232 | ~$7,686,232 | ~2.0465% | ~$157,298 | +8.7% |
| 2027 | ~$8,358,040 | ~$8,358,040 | ~2.0465% | ~$171,046 | +18.2% |
| 2028 | ~$9,088,568 | ~$9,088,568 | ~2.0465% | ~$185,996 | +28.6% |
| 2029 | ~$9,882,946 | ~$9,882,946 | ~2.0465% | ~$202,253 | +39.8% |
| 2030 | ~$10,746,757 | ~$10,746,757 | ~2.0465% | ~$219,931 | +52.0% |
| 2026 | ~$7,968,968 | ~$7,775,264 | ~1.9977% | ~$155,324 | +12.7% |
| 2027 | ~$8,984,248 | ~$8,552,791 | ~1.9488% | ~$166,680 | +27.1% |
| 2028 | ~$10,128,879 | ~$9,408,070 | ~1.9000% | ~$178,755 | +43.3% |
| 2029 | ~$11,419,340 | ~$10,348,877 | ~1.8512% | ~$191,578 | +61.6% |
| 2030 | ~$12,874,212 | ~$11,383,764 | ~1.8024% | ~$205,178 | +82.1% |
In 2025, this property's market value of $7,068,422 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 5× 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 | $7,068,422 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $7,151,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $4,718,017 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $4,714,134 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $4,700,000 | $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.