5540 N LAMAR BLVD TX
| Owner | HOULA LLC |
|---|---|
| Parcel ID | 0226070119 |
| Short ID | 226516 |
| Type | Real |
| Use Code | 52 Office Medium (10–35,000 SF) |
| Valuation | Income |
| Improvement SF | 16,268 SF |
| Land SF | 77,014 SF |
| Acres | 1.768 |
| Year Built | 1987 |
| Legal | LOT 1A TROOPERS SUBD THE AMENDMENT NO 1 |
| Neighborhood | 52CEN |
| Land | $4,909,643 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $4,909,643 |
| Improvement | $237,847 |
|---|---|
| Total Improvement | $237,847 |
| Market | $5,147,490 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $5,147,490 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $5,147,490 |
| Taxable Value | $5,147,490 |
|---|
Appreciation: Market value has risen +32.0% from $3,898,655 (2021) to $5,147,490 (2025), a CAGR of 7.2% over 4 years. This represents moderate, steady growth. Most of this growth came in a single year (2022→2023), 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 $105,343. 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 95% of market value ($4,909,643 land vs $237,847 improvements), about $64/SF of land. With value concentrated in the land under a ~39-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 $5,147,490, 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 +7.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $7,285,282 by 2030, with an estimated annual tax burden around $137,236. 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.
12 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 37,165 SF | ✗ |
| 491 | SPRINKLER HEADS | 12,244 SF | ✗ |
| 1ST | 1st Floor | 10,999 SF | ✓ |
| 2ND | 2nd Floor | 5,269 SF | ✓ |
| 611 | TERRACE | 1,065 SF | ✗ |
| 501 | CANOPY | 682 SF | ✗ |
| 541 | FENCE COMM LF | 500 SF | ✗ |
| 408 | LOADING RAMP | 280 SF | ✓ |
| 327 | STORAGE COMM'L | 156 SF | ✓ |
| 482 | LIGHT POLES | 1 SF | ✓ |
| 413 | STAIRWAY EXT | 1 SF | ✓ |
| 449 | SPA | 1 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% | $47,624.58 | $47,624.58 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $26,973.72 | $26,973.72 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $19,346.58 | $19,346.58 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $6,075.22 | $6,075.22 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $5,322.50 | $5,322.50 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $105,342.60 | $105,342.60 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $5,179,451 | $5,147,490 | +0.6% |
| Assessed Value | $5,179,451 | $5,147,490 | +0.6% |
| Land Value | $4,909,643 | $4,909,643 | +0.0% |
| Improvement Value | $269,808 | $237,847 | +13.4% |
| Taxable Value | $5,179,451 | $5,147,490 | +0.6% |
| Total Tax 2026 = estimate |
~$105,997
Estimated
|
~$105,343
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $5,179,451 | $5,179,451 | +0 (+0.0%) |
| Taxable Value | $5,179,451 | $5,179,451 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $5,179,451 | $4,909,643 | $269,808 | — | $5,179,451 | $5,179,451 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $5,147,490 | $4,909,643 | $237,847 | — | $5,147,490 | $5,147,490 | ~$105,343 | Partial |
| 2024 | $5,396,000 | — | — | −$486,357 | $4,909,643 | $— | $102,222 | Verified |
| 2023 | $4,989,279 | — | — | −$79,636 | $4,909,643 | $— | $97,627 | Verified |
| 2022 | $3,973,140 | — | — | — | $4,909,643 ! | $— | $98,534 | Verified |
| 2021 | $3,898,655 | — | — | −$144,222 | $3,754,433 | $— | $82,895 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.6% | +0.6% | ~100% | Not available | Partial |
| 2025 | -0.2% | -0.2% | ~100% | Not available | Partial |
| 2024 | -4.4% | -4.4% | ~100% | 1.9800% | Verified |
| 2023 | +8.2% | +8.2% | ~100% | 1.8100% | Verified |
| 2022 | +25.6% | +25.6% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +29.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.6% | +6.3% | +7.1% | +25.6% | 2023 | -4.6% | 2025 |
| Assessment Ratio | 100.0% | 101.5% | — | 123.6% | 2022 | 91.0% | 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 |
$105,343 | $97,324 | ~$123,871 | $105,343 | 2025 | $82,895 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$5,517,797 | ~$5,517,797 | ~2.0139% | ~$111,125 | +7.2% |
| 2027 | ~$5,914,743 | ~$5,914,743 | ~1.9814% | ~$117,194 | +14.9% |
| 2028 | ~$6,340,245 | ~$6,340,245 | ~1.9488% | ~$123,561 | +23.2% |
| 2029 | ~$6,796,358 | ~$6,796,358 | ~1.9163% | ~$130,238 | +32.0% |
| 2030 | ~$7,285,282 | ~$7,285,282 | ~1.8837% | ~$137,236 | +41.5% |
| 2026 | ~$5,414,847 | ~$5,414,847 | ~2.0465% | ~$110,814 | +5.2% |
| 2027 | ~$5,696,090 | ~$5,696,090 | ~2.0465% | ~$116,570 | +10.7% |
| 2028 | ~$5,991,941 | ~$5,991,941 | ~2.0465% | ~$122,624 | +16.4% |
| 2029 | ~$6,303,158 | ~$6,303,158 | ~2.0465% | ~$128,993 | +22.5% |
| 2030 | ~$6,630,539 | ~$6,630,539 | ~2.0465% | ~$135,693 | +28.8% |
| 2026 | ~$5,620,746 | ~$5,620,746 | ~1.9977% | ~$112,284 | +9.2% |
| 2027 | ~$6,137,514 | ~$6,137,514 | ~1.9488% | ~$119,610 | +19.2% |
| 2028 | ~$6,701,792 | ~$6,701,792 | ~1.9000% | ~$127,335 | +30.2% |
| 2029 | ~$7,317,950 | ~$7,317,950 | ~1.8512% | ~$135,469 | +42.2% |
| 2030 | ~$7,990,757 | ~$7,990,757 | ~1.8024% | ~$144,023 | +55.2% |
In 2025, this property's market value of $5,147,490 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 | $5,147,490 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $5,396,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $4,989,279 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $3,973,140 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $3,898,655 | $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.