1817 S LAMAR BLVD TX 78704
| Owner | TSUKAHARA KENNETH D & |
|---|---|
| Parcel ID | 0100050422 |
| Short ID | 100308 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 2,215 SF |
| Land SF | 21,867 SF |
| Acres | 0.502 |
| Year Built | 1966 |
| Legal | NE 110 FT AV OF LOT 9 FREDERICKSBURG ROAD ACRES 2 |
| Neighborhood | 32CEN |
| Land | $2,798,991 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,798,991 |
| Improvement | $53,297 |
|---|---|
| Total Improvement | $53,297 |
| Market | $2,852,288 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,852,288 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,852,288 |
| Taxable Value | $2,852,288 |
|---|
Appreciation: Market value has risen +37.1% from $2,079,786 (2021) to $2,852,288 (2025), a CAGR of 8.2% over 4 years. This is strong appreciation — well above typical inflation. Growth has been fairly evenly spread across these years rather than concentrated in one jump. 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 $58,372. 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 ($2,798,991 land vs $53,297 improvements), about $128/SF of land. With value concentrated in the land under a ~60-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 $2,852,288, this parcel sits in the upper-middle (50th–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 +8.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $4,233,132 by 2030, with an estimated annual tax burden around $79,741. 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.
3 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 9,500 SF | ✗ |
| 1ST | 1st Floor | 2,215 SF | ✓ |
| 501 | CANOPY | 824 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% | $26,389.37 | $26,389.37 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $14,946.47 | $14,946.47 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $10,720.18 | $10,720.18 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,366.36 | $3,366.36 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,949.27 | $2,949.27 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $58,371.65 | $58,371.65 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,828,328 | $2,852,288 | -35.9% |
| Assessed Value | $1,828,328 | $2,852,288 | -35.9% |
| Land Value | $2,798,991 | $2,798,991 | +0.0% |
| Improvement Value | — | $53,297 | — |
| Taxable Value | $1,828,328 | $2,852,288 | -35.9% |
| Total Tax 2026 = estimate |
~$37,416
Estimated
|
~$58,372
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,867,980 | $1,828,328 | -1,039,652 (-36.3%) |
| Taxable Value | $2,867,980 | $1,828,328 | -1,039,652 (-36.3%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,828,328 | $2,798,991 | — | — | $1,828,328 | $1,828,328 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,852,288 | $2,798,991 | $53,297 | — | $2,852,288 | $2,852,288 | ~$58,372 | Partial |
| 2024 | $2,600,000 | — | — | — | $2,798,991 ! | $— | $57,599 | Verified |
| 2023 | $2,088,200 | — | — | — | $2,600,000 ! | $— | $47,040 | Verified |
| 2022 | $1,650,838 | — | — | — | $2,011,775 ! | $— | $41,240 | Verified |
| 2021 | $2,079,786 | — | — | −$489,357 | $1,590,429 | $— | $35,933 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.6% | +0.6% | ~100% | Not available | Partial |
| 2025 | -1.9% | -1.9% | ~100% | Not available | Partial |
| 2024 | +11.8% | +11.8% | ~100% | 1.9800% | Verified |
| 2023 | +24.5% | +24.5% | ~100% | 1.8100% | Verified |
| 2022 | +26.5% | +26.5% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 1.7300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +72.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -35.9% | +0.8% | +20.3% | +26.5% | 2023 | -35.9% | 2026 |
| Assessment Ratio | 100.0% | 105.1% | — | 124.5% | 2023 | 76.5% | 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 |
$58,372 | $48,037 | ~$70,699 | $58,372 | 2025 | $35,933 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,086,648 | ~$3,086,648 | ~2.0139% | ~$62,163 | +8.2% |
| 2027 | ~$3,340,264 | ~$3,340,264 | ~1.9814% | ~$66,184 | +17.1% |
| 2028 | ~$3,614,718 | ~$3,614,718 | ~1.9488% | ~$70,445 | +26.7% |
| 2029 | ~$3,911,723 | ~$3,911,723 | ~1.9163% | ~$74,960 | +37.1% |
| 2030 | ~$4,233,132 | ~$4,233,132 | ~1.8837% | ~$79,741 | +48.4% |
| 2026 | ~$3,029,602 | ~$3,029,602 | ~2.0465% | ~$62,000 | +6.2% |
| 2027 | ~$3,217,939 | ~$3,217,939 | ~2.0465% | ~$65,855 | +12.8% |
| 2028 | ~$3,417,983 | ~$3,417,983 | ~2.0465% | ~$69,949 | +19.8% |
| 2029 | ~$3,630,464 | ~$3,630,464 | ~2.0465% | ~$74,297 | +27.3% |
| 2030 | ~$3,856,154 | ~$3,856,154 | ~2.0465% | ~$78,916 | +35.2% |
| 2026 | ~$3,143,693 | ~$3,137,517 | ~1.9977% | ~$62,677 | +10.2% |
| 2027 | ~$3,464,870 | ~$3,451,268 | ~1.9488% | ~$67,260 | +21.5% |
| 2028 | ~$3,818,861 | ~$3,796,395 | ~1.9000% | ~$72,132 | +33.9% |
| 2029 | ~$4,209,016 | ~$4,176,035 | ~1.8512% | ~$77,307 | +47.6% |
| 2030 | ~$4,639,033 | ~$4,593,638 | ~1.8024% | ~$82,794 | +62.6% |
In 2025, this property's market value of $2,852,288 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +101% above 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 | $2,852,288 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $2,600,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $2,088,200 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,650,838 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $2,079,786 | $517,750 | $1,142,600 | $2,780,453 | ↑ Above 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.