4410 N LAMAR BLVD TX 78756
| Owner | MORNINGSIDE LTD |
|---|---|
| Parcel ID | 0222031316 |
| Short ID | 219957 |
| Type | Real |
| Use Code | 30 Strip Center (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 9,062 SF |
| Land SF | 50,608 SF |
| Acres | 1.162 |
| Year Built | 1999 |
| Legal | LOT 16-A LESS .029AC BLK 4 ALTA VISTA RESUB OF LOT 16-18 LOT 19 LESS .009AC,LOT 20 LESS .009AC,LOT 21 LESS .009AC & LOT 22 LESS .01AC BLK 4 ALTA VISTA PLUS PART VAC STREET |
| Neighborhood | 30CEN |
| Land | $5,566,881 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $5,566,881 |
| Improvement | $181,419 |
|---|---|
| Total Improvement | $181,419 |
| Market | $5,748,300 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $5,748,300 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $5,748,300 |
| Taxable Value | $5,748,300 |
|---|
Appreciation: Market value has risen +17.4% from $4,897,636 (2021) to $5,748,300 (2025), a CAGR of 4.1% 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 $117,638. 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 97% of market value ($5,566,881 land vs $181,419 improvements), about $110/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 $5,748,300, 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 +4.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $7,022,319 by 2030, with an estimated annual tax burden around $132,282. 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 | 38,325 SF | ✗ |
| 1ST | 1st Floor | 9,062 SF | ✓ |
| 501 | CANOPY | 692 SF | ✗ |
| 611 | TERRACE | 692 SF | ✗ |
| 482 | LIGHT POLES | 5 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% | $53,183.27 | $53,183.27 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $30,122.07 | $30,122.07 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $21,604.70 | $21,604.70 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $6,784.32 | $6,784.32 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $5,943.74 | $5,943.74 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $117,638.10 | $117,638.10 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $5,757,045 | $5,748,300 | +0.2% |
| Assessed Value | $5,757,045 | $5,748,300 | +0.2% |
| Land Value | $5,566,881 | $5,566,881 | +0.0% |
| Improvement Value | $190,164 | $181,419 | +4.8% |
| Taxable Value | $5,757,045 | $5,748,300 | +0.2% |
| Total Tax 2026 = estimate |
~$117,817
Estimated
|
~$117,638
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $5,757,045 | $5,757,045 | +0 (+0.0%) |
| Taxable Value | $5,757,045 | $5,757,045 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $5,757,045 | $5,566,881 | $190,164 | — | $5,757,045 | $5,757,045 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $5,748,300 | $5,566,881 | $181,419 | — | $5,748,300 | $5,748,300 | ~$117,638 | Partial |
| 2024 | $5,886,000 | — | — | −$319,119 | $5,566,881 | $— | $113,893 | Verified |
| 2023 | $5,074,654 | — | — | — | $5,566,881 ! | $— | $106,492 | Verified |
| 2022 | $5,074,681 | — | — | −$266,920 | $4,807,761 | $— | $100,220 | Verified |
| 2021 | $4,897,636 | — | — | −$89,875 | $4,807,761 | $— | $110,460 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.2% | +0.2% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | -2.4% | -2.4% | ~100% | 1.9800% | Verified |
| 2023 | +16.0% | +16.0% | ~100% | 1.8100% | Verified |
| 2022 | -0.0% | -0.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.2600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +13.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.2% | +3.5% | +4.1% | +16.0% | 2024 | -2.3% | 2025 |
| Assessment Ratio | 100.0% | 99.5% | — | 109.7% | 2023 | 94.6% | 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 |
$117,638 | $109,741 | ~$126,356 | $117,638 | 2025 | $100,220 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$5,983,119 | ~$5,983,119 | ~2.0139% | ~$120,496 | +4.1% |
| 2027 | ~$6,227,531 | ~$6,227,531 | ~1.9814% | ~$123,392 | +8.3% |
| 2028 | ~$6,481,927 | ~$6,481,927 | ~1.9488% | ~$126,322 | +12.8% |
| 2029 | ~$6,746,715 | ~$6,746,715 | ~1.9163% | ~$129,287 | +17.4% |
| 2030 | ~$7,022,319 | ~$7,022,319 | ~1.8837% | ~$132,282 | +22.2% |
| 2026 | ~$5,868,153 | ~$5,868,153 | ~2.0465% | ~$120,091 | +2.1% |
| 2027 | ~$5,990,505 | ~$5,990,505 | ~2.0465% | ~$122,595 | +4.2% |
| 2028 | ~$6,115,409 | ~$6,115,409 | ~2.0465% | ~$125,151 | +6.4% |
| 2029 | ~$6,242,916 | ~$6,242,916 | ~2.0465% | ~$127,760 | +8.6% |
| 2030 | ~$6,373,082 | ~$6,373,082 | ~2.0465% | ~$130,424 | +10.9% |
| 2026 | ~$6,098,085 | ~$6,098,085 | ~1.9977% | ~$121,819 | +6.1% |
| 2027 | ~$6,469,155 | ~$6,469,155 | ~1.9488% | ~$126,073 | +12.5% |
| 2028 | ~$6,862,804 | ~$6,862,804 | ~1.9000% | ~$130,394 | +19.4% |
| 2029 | ~$7,280,407 | ~$7,280,407 | ~1.8512% | ~$134,774 | +26.7% |
| 2030 | ~$7,723,422 | ~$7,723,422 | ~1.8024% | ~$139,205 | +34.4% |
In 2025, this property's market value of $5,748,300 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 4× 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 | $5,748,300 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $5,886,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $5,074,654 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $5,074,681 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $4,897,636 | $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.