5501 N LAMAR BLVD TX 78751
| Owner | 3423 GUADALUPE LLC |
|---|---|
| Parcel ID | 0226070202 |
| Short ID | 226520 |
| Type | Real |
| Use Code | 43 Strip Center (>10,000 SF) |
| Valuation | Income |
| Improvement SF | 42,759 SF |
| Land SF | 103,082 SF |
| Acres | 2.366 |
| Year Built | 1978 |
| Legal | LOT A COMMERCE SQUARE ADDN |
| Neighborhood | 43CEN |
| Land | $10,308,200 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $10,308,200 |
| Improvement | $500,544 |
|---|---|
| Total Improvement | $500,544 |
| Market | $10,808,744 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $10,808,744 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $10,808,744 |
| Taxable Value | $10,808,744 |
|---|
Appreciation: Market value has risen +34.2% from $8,053,342 (2021) to $10,808,744 (2025), a CAGR of 7.6% 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 $221,199. 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 ($10,308,200 land vs $500,544 improvements), about $100/SF of land. With value concentrated in the land under a ~48-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 $10,808,744, 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 +7.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $15,614,357 by 2030, with an estimated annual tax burden around $294,134. 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 | 60,927 SF | ✗ |
| 1ST | 1st Floor | 42,759 SF | ✓ |
| 501 | CANOPY | 1,795 SF | ✗ |
| 611 | TERRACE | 180 SF | ✗ |
| 482 | LIGHT POLES | 4 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% | $100,002.50 | $100,002.50 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $56,639.66 | $56,639.66 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $40,624.12 | $40,624.12 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $12,756.80 | $12,756.80 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $11,176.24 | $11,176.24 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $221,199.32 | $221,199.32 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $10,840,879 | $10,808,744 | +0.3% |
| Assessed Value | $10,840,879 | $10,808,744 | +0.3% |
| Land Value | $10,308,200 | $10,308,200 | +0.0% |
| Improvement Value | $532,679 | $500,544 | +6.4% |
| Taxable Value | $10,840,879 | $10,808,744 | +0.3% |
| Total Tax 2026 = estimate |
~$221,857
Estimated
|
~$221,199
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $10,840,879 | $10,840,879 | +0 (+0.0%) |
| Taxable Value | $10,840,879 | $10,840,879 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $10,840,879 | $10,308,200 | $532,679 | — | $10,840,879 | $10,840,879 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $10,808,744 | $10,308,200 | $500,544 | — | $10,808,744 | $10,808,744 | ~$221,199 | Partial |
| 2024 | $10,800,000 | — | — | −$491,800 | $10,308,200 | $— | $214,036 | Verified |
| 2023 | $10,018,992 | — | — | — | $10,308,200 ! | $— | $195,399 | Verified |
| 2022 | $8,364,613 | — | — | — | $9,277,380 ! | $— | $197,867 | Verified |
| 2021 | $8,053,342 | — | — | −$837,602 | $7,215,740 | $— | $182,071 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.3% | +0.3% | ~100% | Not available | Partial |
| 2025 | +0.1% | +0.1% | ~100% | Not available | Partial |
| 2024 | -4.7% | -4.7% | ~100% | 1.9800% | Verified |
| 2023 | +13.1% | +13.1% | ~100% | 1.7300% | Verified |
| 2022 | +19.8% | +19.8% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.2600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +29.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.3% | +6.4% | +7.6% | +19.8% | 2023 | +0.1% | 2025 |
| Assessment Ratio | 100.0% | 99.8% | — | 110.9% | 2022 | 89.6% | 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 |
$221,199 | $202,114 | ~$263,440 | $221,199 | 2025 | $182,071 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$11,633,891 | ~$11,633,891 | ~2.0139% | ~$234,299 | +7.6% |
| 2027 | ~$12,522,031 | ~$12,522,031 | ~1.9814% | ~$248,110 | +15.9% |
| 2028 | ~$13,477,972 | ~$13,477,972 | ~1.9488% | ~$262,664 | +24.7% |
| 2029 | ~$14,506,890 | ~$14,506,890 | ~1.9163% | ~$277,994 | +34.2% |
| 2030 | ~$15,614,357 | ~$15,614,357 | ~1.8837% | ~$294,134 | +44.5% |
| 2026 | ~$11,417,716 | ~$11,417,716 | ~2.0465% | ~$233,662 | +5.6% |
| 2027 | ~$12,060,999 | ~$12,060,999 | ~2.0465% | ~$246,827 | +11.6% |
| 2028 | ~$12,740,524 | ~$12,740,524 | ~2.0465% | ~$260,733 | +17.9% |
| 2029 | ~$13,458,335 | ~$13,458,335 | ~2.0465% | ~$275,423 | +24.5% |
| 2030 | ~$14,216,587 | ~$14,216,587 | ~2.0465% | ~$290,940 | +31.5% |
| 2026 | ~$11,850,066 | ~$11,850,066 | ~1.9977% | ~$236,724 | +9.6% |
| 2027 | ~$12,991,710 | ~$12,991,710 | ~1.9488% | ~$253,188 | +20.2% |
| 2028 | ~$14,243,341 | ~$14,243,341 | ~1.9000% | ~$270,626 | +31.8% |
| 2029 | ~$15,615,555 | ~$15,615,555 | ~1.8512% | ~$289,074 | +44.5% |
| 2030 | ~$17,119,969 | ~$17,119,969 | ~1.8024% | ~$308,565 | +58.4% |
In 2025, this property's market value of $10,808,744 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 8× 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 | $10,808,744 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $10,800,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $10,018,992 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $8,364,613 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $8,053,342 | $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.