221 S LAMAR BLVD TX 78704
| Owner | 4501 SPRINGDALE LTD & BLANCO WAREHOUSE LLC |
|---|---|
| Parcel ID | 0105020306 |
| Short ID | 104350 |
| Type | Real |
| Use Code | 53 Office Small (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 1,638 SF |
| Land SF | 8,861 SF |
| Acres | 0.203 |
| Year Built | 2009 |
| Legal | LOT 1 EPPRIGHT & CHERICO SUBD |
| Neighborhood | 53SCN |
| Land | $1,435,482 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,435,482 |
| Improvement | $248,245 |
|---|---|
| Total Improvement | $248,245 |
| Market | $1,683,727 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,683,727 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,683,727 |
| Taxable Value | $1,683,727 |
|---|
Appreciation: Market value has risen +46.5% from $1,149,340 (2021) to $1,683,727 (2025), a CAGR of 10.0% 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 $34,457. 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 85% of market value ($1,435,482 land vs $248,245 improvements), about $162/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 $1,683,727, 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 +10.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,713,630 by 2030, with an estimated annual tax burden around $51,081. 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.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 3,500 SF | ✗ |
| 1ST | 1st Floor | 1,638 SF | ✓ |
| 501 | CANOPY | 1,194 SF | ✗ |
| 611 | TERRACE | 1,008 SF | ✗ |
| 437 | FENCE MASON LF | 77 SF | ✗ |
| 541 | FENCE COMM LF | 10 SF | ✗ |
Market value changed by 75% in 2023, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| 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% | $15,577.84 | $15,577.84 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $8,823.02 | $8,823.02 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $6,328.20 | $6,328.20 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,987.19 | $1,987.19 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,740.97 | $1,740.97 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $34,457.22 | $34,457.22 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,820,893 | $1,683,727 | +8.1% |
| Assessed Value | $1,820,893 | $1,683,727 | +8.1% |
| Land Value | $1,435,482 | $1,435,482 | +0.0% |
| Improvement Value | $385,411 | $248,245 | +55.3% |
| Taxable Value | $1,820,893 | $1,683,727 | +8.1% |
| Total Tax 2026 = estimate |
~$37,264
Estimated
|
~$34,457
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,232,216 | $1,820,893 | -411,323 (-18.4%) |
| Taxable Value | $2,020,472 | $1,820,893 | -199,579 (-9.9%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,820,893 | $1,435,482 | $385,411 | — | $1,820,893 | $1,820,893 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,683,727 | $1,435,482 | $248,245 | — | $1,683,727 | $1,683,727 | ~$34,457 | Partial |
| 2024 | $1,683,727 | — | — | −$248,245 | $1,435,482 | $— | $31,794 | Verified |
| 2023 | $1,246,700 | — | — | — | $1,435,482 ! | $— | $29,030 | Verified |
| 2022 | $1,331,314 | — | — | −$470,025 | $861,289 | $— | $24,621 | Verified |
| 2021 | $1,149,340 | — | — | −$288,051 | $861,289 | $— | $28,978 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +32.6% | +20.0% | 90.5% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | -22.9% | -22.9% | ~100% | 1.8900% | Verified |
| 2023 | +75.1% ! | +75.1% | ~100% | 1.3300% | Verified |
| 2022 | -6.4% | -6.4% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.5200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +26.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +8.1% | +10.5% | +8.4% | +35.1% | 2024 | -6.4% | 2023 |
| Assessment Ratio | 100.0% | 90.0% | — | 115.1% | 2023 | 64.7% | 2022 |
| 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 |
$34,457 | $29,776 | ~$43,932 | $34,457 | 2025 | $24,621 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,852,369 | ~$1,852,100 | ~2.0139% | ~$37,300 | +10.0% |
| 2027 | ~$2,037,902 | ~$2,037,310 | ~1.9814% | ~$40,367 | +21.0% |
| 2028 | ~$2,242,018 | ~$2,241,041 | ~1.9488% | ~$43,674 | +33.2% |
| 2029 | ~$2,466,578 | ~$2,465,145 | ~1.9163% | ~$47,239 | +46.5% |
| 2030 | ~$2,713,630 | ~$2,711,659 | ~1.8837% | ~$51,081 | +61.2% |
| 2026 | ~$1,818,694 | ~$1,818,694 | ~2.0465% | ~$37,219 | +8.0% |
| 2027 | ~$1,964,481 | ~$1,964,481 | ~2.0465% | ~$40,203 | +16.7% |
| 2028 | ~$2,121,953 | ~$2,121,953 | ~2.0465% | ~$43,425 | +26.0% |
| 2029 | ~$2,292,048 | ~$2,292,048 | ~2.0465% | ~$46,906 | +36.1% |
| 2030 | ~$2,475,779 | ~$2,475,779 | ~2.0465% | ~$50,666 | +47.0% |
| 2026 | ~$1,886,043 | ~$1,852,100 | ~1.9977% | ~$36,999 | +12.0% |
| 2027 | ~$2,112,670 | ~$2,037,310 | ~1.9488% | ~$39,704 | +25.5% |
| 2028 | ~$2,366,528 | ~$2,241,041 | ~1.9000% | ~$42,580 | +40.6% |
| 2029 | ~$2,650,890 | ~$2,465,145 | ~1.8512% | ~$45,635 | +57.4% |
| 2030 | ~$2,969,420 | ~$2,711,659 | ~1.8024% | ~$48,874 | +76.4% |
In 2025, this property's market value of $1,683,727 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +19% 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 | $1,683,727 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,683,727 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,246,700 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $1,331,314 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,149,340 | $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.