709 LAMAR PL TX 78752
| Owner | NSSW DEVELOPMENT LLC |
|---|---|
| Parcel ID | 0229080607 |
| Short ID | 230097 |
| Type | Real |
| Use Code | 06 Apartment 26–49 Units |
| Valuation | Income |
| Improvement SF | 19,685 SF |
| Land SF | 88,773 SF |
| Acres | 2.038 |
| Year Built | 1969 |
| Legal | LOT 1 SEVEN HUNDRED NINE LAMAR PLACE SUBD |
| Neighborhood | 06NC2 |
| Land | $7,989,570 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $7,989,570 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $7,431,683 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $7,431,683 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $7,431,683 |
| Taxable Value | $7,431,683 |
|---|
Appreciation: Market value has risen +165.4% from $2,800,000 (2021) to $7,431,683 (2025), a CAGR of 27.6% 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 Multi-Family parcel countywide rose +37.9%, so this parcel has outpaced the broader multi-family 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 $152,088. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Asset Class: Multi-family residential. 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 108% of market value ($7,989,570 land vs $0 improvements), about $90/SF of land. With value concentrated in the land under a ~57-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 $7,431,683, this parcel sits in the top quartile (≥75th percentile) of Multi-Family property in Travis County — county median $519,778 (P25 $438,669 / P75 $749,859, n=12,584). Multi-Family here is the broad TCAD category — every multi-family 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 +27.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $25,176,689 by 2030, with an estimated annual tax burden around $225,461. 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.
19 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 16,000 SF | ✗ |
| 1ST | 1st Floor | 8,202 SF | ✓ |
| 2ND | 2nd Floor | 7,607 SF | ✓ |
| SO | Sketch Only | 5,023 SF | ✗ |
| 3RD | 3rd Floor | 3,876 SF | ✓ |
| 012C | PORCH OPEN 2 COMM | 2,027 SF | ✗ |
| 611 | TERRACE | 1,433 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 1,203 SF | ✗ |
| 511 | DECK | 534 SF | ✗ |
| 601 | POOL COMM'L | 288 SF | ✗ |
| 501 | CANOPY | 240 SF | ✗ |
| 437 | FENCE MASON LF | 129 SF | ✗ |
| 013C | PORCH OPEN 3 COMM | 120 SF | ✗ |
| 581C | STORAGE ATT COMM | 120 SF | ✓ |
| 132 | PLBG 5-FIXT AVG | 1 SF | ✓ |
| 152 | COMMODE AVG | 1 SF | ✓ |
| 162 | LAVATORY AVG | 1 SF | ✓ |
| 269 | OBS RANGE DRP-IN | 1 SF | ✓ |
| 413 | STAIRWAY EXT | 1 SF | ✓ |
Market value changed by 137% in 2023, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| 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% | $68,757.93 | $68,757.93 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $38,943.28 | $38,943.28 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $27,931.61 | $27,931.61 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $8,771.10 | $8,771.10 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $7,684.36 | $7,684.36 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $152,088.28 | $152,088.28 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $5,290,972 | $7,431,683 | -28.8% |
| Assessed Value | $5,290,972 | $7,431,683 | -28.8% |
| Land Value | $5,290,972 | $7,989,570 | -33.8% |
| Improvement Value | — | — | — |
| Taxable Value | $5,290,972 | $7,431,683 | -28.8% |
| Total Tax 2026 = estimate |
~$108,279
Estimated
|
~$152,088
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $5,290,972 | $5,290,972 | +0 (+0.0%) |
| Taxable Value | $5,290,972 | $5,290,972 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $5,290,972 | $5,290,972 | — | — | $5,290,972 | $5,290,972 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $7,431,683 | $7,989,570 | — | — | $7,431,683 | $7,431,683 | ~$152,088 | Partial |
| 2024 | $8,954,367 | — | — | −$964,797 | $7,989,570 | $— | $167,792 | Verified |
| 2023 | $3,838,575 | — | — | — | — | $— | $162,152 | Verified |
| 2022 | $3,543,300 | — | — | −$2,643,840 | $899,460 | $— | $75,809 | Verified |
| 2021 | $2,800,000 | — | — | −$1,900,540 | $899,460 | $— | $77,126 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -28.8% | -28.8% | ~100% | Not available | Partial |
| 2025 | -12.2% | -12.2% | ~100% | Not available | Partial |
| 2024 | -7.0% | -7.0% | ~100% | 1.9800% | Verified |
| 2023 | +137.1% ! | +137.1% | ~100% | 1.7800% | Verified |
| 2022 | +8.3% | +8.3% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.7500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +109.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -28.8% | +24.5% | +38.0% | +133.3% | 2024 | -28.8% | 2026 |
| Assessment Ratio | 100.0% | 69.3% | — | 100.0% | 2025 | 25.4% | 2022 |
| 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 |
$152,088 | $126,993 | ~$193,909 | $167,792 | 2024 | $75,809 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$9,485,702 | ~$8,174,851 | ~2.0139% | ~$164,636 | +27.6% |
| 2027 | ~$12,107,424 | ~$8,992,336 | ~1.9814% | ~$178,173 | +62.9% |
| 2028 | ~$15,453,755 | ~$9,891,570 | ~1.9488% | ~$192,771 | +107.9% |
| 2029 | ~$19,724,969 | ~$10,880,727 | ~1.9163% | ~$208,506 | +165.4% |
| 2030 | ~$25,176,689 | ~$11,968,800 | ~1.8837% | ~$225,461 | +238.8% |
| 2026 | ~$9,337,068 | ~$8,174,851 | ~2.0465% | ~$167,297 | +25.6% |
| 2027 | ~$11,730,969 | ~$8,992,336 | ~2.0465% | ~$184,027 | +57.9% |
| 2028 | ~$14,738,633 | ~$9,891,570 | ~2.0465% | ~$202,429 | +98.3% |
| 2029 | ~$18,517,424 | ~$10,880,727 | ~2.0465% | ~$222,672 | +149.2% |
| 2030 | ~$23,265,046 | ~$11,968,800 | ~2.0465% | ~$244,940 | +213.1% |
| 2026 | ~$9,634,335 | ~$8,174,851 | ~1.9977% | ~$163,306 | +29.6% |
| 2027 | ~$12,489,825 | ~$8,992,336 | ~1.9488% | ~$175,246 | +68.1% |
| 2028 | ~$16,191,643 | ~$9,891,570 | ~1.9000% | ~$187,941 | +117.9% |
| 2029 | ~$20,990,632 | ~$10,880,727 | ~1.8512% | ~$201,423 | +182.4% |
| 2030 | ~$27,211,977 | ~$11,968,800 | ~1.8024% | ~$215,722 | +266.2% |
In 2025, this property's market value of $7,431,683 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 14× the county median of $519,778. Multi-Family here is the broad TCAD category — every multi-family 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 | $7,431,683 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $8,954,367 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $3,838,575 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $3,543,300 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $2,800,000 | $300,453 | $376,850 | $539,896 | ↑ 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.