404 S LAMAR BLVD TX 78704
| Owner | SHAHAN ANNE BLEAKLEY |
|---|---|
| Parcel ID | 0105020709 |
| Short ID | 104389 |
| Type | Real |
| Use Code | 33 Fast Food Restaurant |
| Valuation | Income |
| Improvement SF | 570 SF |
| Land SF | 23,458 SF |
| Acres | 0.539 |
| Year Built | 1989 |
| Legal | PART OF LOT 4-10 BLK 1 PECAN GROVE |
| Neighborhood | 33CEN |
| Land | $3,518,700 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,518,700 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $2,944,059 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,944,059 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,944,059 |
| Taxable Value | $2,944,059 |
|---|
Appreciation: Market value has risen +38.3% from $2,128,000 (2021) to $2,944,059 (2025), a CAGR of 8.5% 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 $60,250. 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 120% of market value ($3,518,700 land vs $0 improvements), about $150/SF of land. With value concentrated in the land under a ~37-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 $2,944,059, 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 +8.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $4,417,384 by 2030, with an estimated annual tax burden around $83,212. 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 |
|---|---|---|---|
| 551 | PAVED AREA | 20,000 SF | ✗ |
| 1ST | 1st Floor | 570 SF | ✓ |
| 611 | TERRACE | 354 SF | ✗ |
| 482 | LIGHT POLES | 6 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% | $27,238.43 | $27,238.43 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $15,427.37 | $15,427.37 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $11,065.10 | $11,065.10 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,474.67 | $3,474.67 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $3,044.16 | $3,044.16 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $60,249.73 | $60,249.73 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,945,059 | $2,944,059 | +0.0% |
| Assessed Value | $2,945,059 | $2,944,059 | +0.0% |
| Land Value | $3,518,700 | $3,518,700 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $2,945,059 | $2,944,059 | +0.0% |
| Total Tax 2026 = estimate |
~$60,270
Estimated
|
~$60,250
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,547,323 | $2,945,059 | -602,264 (-17.0%) |
| Taxable Value | $3,532,871 | $2,945,059 | -587,812 (-16.6%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,945,059 | $3,518,700 | — | — | $2,945,059 | $2,945,059 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,944,059 | $3,518,700 | — | — | $2,944,059 | $2,944,059 | ~$60,250 | Partial |
| 2024 | $2,872,000 | — | — | — | $2,958,160 ! | $— | $58,625 | Verified |
| 2023 | $1,800,000 | — | — | — | $2,872,000 ! | $— | $51,962 | Verified |
| 2022 | $1,800,000 | — | — | −$111,024 | $1,688,976 | $— | $35,549 | Verified |
| 2021 | $2,128,000 | — | — | −$439,024 | $1,688,976 | $— | $39,180 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +20.5% | +20.0% | ~100% | Not available | Partial |
| 2025 | -0.5% | -0.5% | ~100% | Not available | Partial |
| 2024 | +3.0% | +3.0% | ~100% | 1.9800% | Verified |
| 2023 | +59.6% | +59.6% | ~100% | 1.8100% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 1.8400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +63.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +9.3% | +8.4% | +59.6% | 2024 | -15.4% | 2022 |
| Assessment Ratio | 100.0% | 106.0% | — | 159.6% | 2023 | 79.4% | 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 |
$60,250 | $49,113 | ~$73,474 | $60,250 | 2025 | $35,549 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,192,936 | ~$3,192,936 | ~2.0139% | ~$64,304 | +8.5% |
| 2027 | ~$3,462,852 | ~$3,462,852 | ~1.9814% | ~$68,613 | +17.6% |
| 2028 | ~$3,755,586 | ~$3,755,586 | ~1.9488% | ~$73,190 | +27.6% |
| 2029 | ~$4,073,066 | ~$4,073,066 | ~1.9163% | ~$78,052 | +38.3% |
| 2030 | ~$4,417,384 | ~$4,417,384 | ~1.8837% | ~$83,212 | +50.0% |
| 2026 | ~$3,134,055 | ~$3,134,055 | ~2.0465% | ~$64,138 | +6.5% |
| 2027 | ~$3,336,312 | ~$3,336,312 | ~2.0465% | ~$68,277 | +13.3% |
| 2028 | ~$3,551,623 | ~$3,551,623 | ~2.0465% | ~$72,683 | +20.6% |
| 2029 | ~$3,780,828 | ~$3,780,828 | ~2.0465% | ~$77,374 | +28.4% |
| 2030 | ~$4,024,825 | ~$4,024,825 | ~2.0465% | ~$82,367 | +36.7% |
| 2026 | ~$3,251,817 | ~$3,238,465 | ~1.9977% | ~$64,694 | +10.5% |
| 2027 | ~$3,591,747 | ~$3,562,311 | ~1.9488% | ~$69,424 | +22.0% |
| 2028 | ~$3,967,212 | ~$3,918,543 | ~1.9000% | ~$74,453 | +34.8% |
| 2029 | ~$4,381,926 | ~$4,310,397 | ~1.8512% | ~$79,794 | +48.8% |
| 2030 | ~$4,839,992 | ~$4,741,436 | ~1.8024% | ~$85,458 | +64.4% |
In 2025, this property's market value of $2,944,059 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +108% 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 | $2,944,059 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $2,872,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,800,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,800,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $2,128,000 | $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.