4000 N LAMAR BLVD TX 78756
| Owner | 4635 FRANKFORD LLC |
|---|---|
| Parcel ID | 0221021415 |
| Short ID | 217859 |
| Type | Real |
| Use Code | 33 Fast Food Restaurant |
| Valuation | Income |
| Improvement SF | 2,318 SF |
| Land SF | 21,300 SF |
| Acres | 0.489 |
| Year Built | 1975 |
| Legal | LOT A BLK 1 *RESUB LOT 1-6 LEES HILL ADDN |
| Neighborhood | 33CEN |
| Land | $2,556,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,556,000 |
| Improvement | $97,690 |
|---|---|
| Total Improvement | $97,690 |
| Market | $2,653,690 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,653,690 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,653,690 |
| Taxable Value | $2,653,690 |
|---|
Appreciation: Market value has risen +21.5% from $2,183,673 (2021) to $2,653,690 (2025), a CAGR of 5.0% over 4 years. This represents moderate, steady growth. 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 lagged 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 $54,307. 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 96% of market value ($2,556,000 land vs $97,690 improvements), about $120/SF of land. With value concentrated in the land under a ~51-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 $2,653,690, 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 +5.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,385,933 by 2030, with an estimated annual tax burden around $63,782. 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.
5 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 18,565 SF | ✗ |
| 1ST | 1st Floor | 2,318 SF | ✓ |
| 611 | TERRACE | 614 SF | ✗ |
| 501 | CANOPY | 284 SF | ✗ |
| 541 | FENCE COMM LF | 46 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% | $24,551.94 | $24,551.94 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $13,905.79 | $13,905.79 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $9,973.76 | $9,973.76 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,131.96 | $3,131.96 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,743.92 | $2,743.92 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $54,307.37 | $54,307.37 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,613,157 | $2,653,690 | -1.5% |
| Assessed Value | $2,613,157 | $2,653,690 | -1.5% |
| Land Value | $2,556,000 | $2,556,000 | +0.0% |
| Improvement Value | $57,157 | $97,690 | -41.5% |
| Taxable Value | $2,613,157 | $2,653,690 | -1.5% |
| Total Tax 2026 = estimate |
~$53,478
Estimated
|
~$54,307
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,660,546 | $2,613,157 | -47,389 (-1.8%) |
| Taxable Value | $2,660,546 | $2,613,157 | -47,389 (-1.8%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,613,157 | $2,556,000 | $57,157 | — | $2,613,157 | $2,613,157 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,653,690 | $2,556,000 | $97,690 | — | $2,653,690 | $2,653,690 | ~$54,307 | Partial |
| 2024 | $2,691,724 | — | — | −$135,724 | $2,556,000 | $— | $52,793 | Verified |
| 2023 | $2,101,749 | — | — | — | $2,556,000 ! | $— | $48,700 | Verified |
| 2022 | $2,104,748 | — | — | −$81,248 | $2,023,500 | $— | $41,508 | Verified |
| 2021 | $2,183,673 | — | — | −$160,173 | $2,023,500 | $— | $45,814 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.3% | +0.3% | ~100% | Not available | Partial |
| 2025 | -0.4% | -0.4% | ~100% | Not available | Partial |
| 2024 | -1.0% | -1.0% | ~100% | 1.9800% | Verified |
| 2023 | +28.1% | +28.1% | ~100% | 1.8100% | Verified |
| 2022 | -0.1% | -0.1% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +26.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -1.5% | +4.3% | +5.3% | +28.1% | 2024 | -3.6% | 2022 |
| Assessment Ratio | 100.0% | 100.9% | — | 121.6% | 2023 | 92.7% | 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 |
$54,307 | $48,624 | ~$59,903 | $54,307 | 2025 | $41,508 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,786,223 | ~$2,786,223 | ~2.0139% | ~$56,113 | +5.0% |
| 2027 | ~$2,925,375 | ~$2,925,375 | ~1.9814% | ~$57,963 | +10.2% |
| 2028 | ~$3,071,476 | ~$3,071,476 | ~1.9488% | ~$59,858 | +15.7% |
| 2029 | ~$3,224,874 | ~$3,224,874 | ~1.9163% | ~$61,798 | +21.5% |
| 2030 | ~$3,385,933 | ~$3,385,933 | ~1.8837% | ~$63,782 | +27.6% |
| 2026 | ~$2,733,149 | ~$2,733,149 | ~2.0465% | ~$55,933 | +3.0% |
| 2027 | ~$2,814,987 | ~$2,814,987 | ~2.0465% | ~$57,608 | +6.1% |
| 2028 | ~$2,899,276 | ~$2,899,276 | ~2.0465% | ~$59,333 | +9.3% |
| 2029 | ~$2,986,088 | ~$2,986,088 | ~2.0465% | ~$61,110 | +12.5% |
| 2030 | ~$3,075,500 | ~$3,075,500 | ~2.0465% | ~$62,940 | +15.9% |
| 2026 | ~$2,839,297 | ~$2,839,297 | ~1.9977% | ~$56,720 | +7.0% |
| 2027 | ~$3,037,885 | ~$3,037,885 | ~1.9488% | ~$59,204 | +14.5% |
| 2028 | ~$3,250,363 | ~$3,250,363 | ~1.9000% | ~$61,757 | +22.5% |
| 2029 | ~$3,477,703 | ~$3,477,703 | ~1.8512% | ~$64,379 | +31.1% |
| 2030 | ~$3,720,943 | ~$3,720,943 | ~1.8024% | ~$67,065 | +40.2% |
In 2025, this property's market value of $2,653,690 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +87% 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 | $2,653,690 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $2,691,724 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $2,101,749 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $2,104,748 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $2,183,673 | $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.