11808 N LAMAR BLVD TX 78758
| Owner | STOJANI GJOVALIN S & TRENDELINA |
|---|---|
| Parcel ID | 0252200110 |
| Short ID | 503135 |
| Type | Real |
| Use Code | 31 Night Club / Bar |
| Valuation | Income |
| Improvement SF | 2,484 SF |
| Land SF | 24,742 SF |
| Acres | 0.568 |
| Year Built | 1969 |
| Legal | .568 AC OF LOT 4 STARK FRANK SUBD |
| Neighborhood | 31NOR |
| Land | $618,552 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $618,552 |
| Improvement | $28,167 |
|---|---|
| Total Improvement | $28,167 |
| Market | $646,719 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $646,719 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $646,719 |
| Taxable Value | $646,719 |
|---|
Appreciation: Market value has risen +23.0% from $525,983 (2021) to $646,719 (2025), a CAGR of 5.3% over 4 years. This represents moderate, steady growth. Most of this growth came in a single year (2024→2025), 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 2.2282% in 2025 (+0.0900% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $14,410. Pflugerville ISD is the largest single contributor, at 49.7% 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 ($618,552 land vs $28,167 improvements), about $25/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 $646,719, this parcel sits in the bottom quartile (<25th 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 +5.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $837,328 by 2030, with an estimated annual tax burden around $15,781. 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.
9 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 2,484 SF | ✓ |
| 327 | STORAGE COMM'L | 518 SF | ✓ |
| 061C | CARPORT ATT 1ST COMM | 216 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 212 SF | ✗ |
| 611 | TERRACE | 135 SF | ✗ |
| 571C | STORAGE DET COMM | 120 SF | ✓ |
| 501 | CANOPY | 112 SF | ✗ |
| 122 | WATER/SEWER AVG | 1 SF | ✓ |
| 251 | BATHROOM | 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 |
|---|---|---|---|---|---|---|---|---|---|
| IPF Pflugerville ISD | 1.3880% | 1.2646% | 1.1092% | 1.1069% | 1.1069% | +0.0000% | $7,158.53 | $7,158.53 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,388.92 | $3,388.92 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,430.66 | $2,430.66 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $763.28 | $763.28 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $668.71 | $668.71 | Paid |
| Combined Rate | 2.5030% | 2.2429% | 2.0589% | 2.1382% | 2.2282% | +0.0900% | $14,410.10 | $14,410.10 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $648,736 | $646,719 | +0.3% |
| Assessed Value | $648,736 | $646,719 | +0.3% |
| Land Value | $618,552 | $618,552 | +0.0% |
| Improvement Value | $30,184 | $28,167 | +7.2% |
| Taxable Value | $648,736 | $646,719 | +0.3% |
| Total Tax 2026 = estimate |
~$14,455
Estimated
|
~$14,410
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $648,736 | $648,736 | +0 (+0.0%) |
| Taxable Value | $648,736 | $648,736 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $648,736 | $618,552 | $30,184 | — | $648,736 | $648,736 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $646,719 | $618,552 | $28,167 | — | $646,719 | $646,719 | ~$14,410 | Partial |
| 2024 | $552,361 | — | — | — | $618,552 ! | $— | $14,173 | Verified |
| 2023 | $459,984 | — | — | −$212,563 | $247,421 | $— | $11,373 | Verified |
| 2022 | $479,083 | — | — | −$231,662 | $247,421 | $— | $10,317 | Verified |
| 2021 | $525,983 | — | — | −$278,562 | $247,421 | $— | $11,991 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.3% | +0.3% | ~100% | Not available | Partial |
| 2025 | -4.3% | -2.4% | ~100% | Not available | Partial |
| 2024 | +22.3% | +20.0% | 98.1% | 2.1000% | Verified |
| 2023 | +20.1% | +20.1% | ~100% | 2.0600% | Verified |
| 2022 | -4.0% | -4.0% | ~100% | 2.2400% | Verified |
| 2021 | base year | — | ~100% | 2.2800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +35.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.3% | +4.9% | +5.2% | +20.1% | 2024 | -8.9% | 2022 |
| Assessment Ratio | 100.0% | 77.4% | — | 112.0% | 2024 | 47.0% | 2021 |
| Effective Tax Rate (2025) | 2.2300% | 2.2300% | — | 2.2300% | 2025 | 2.2300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$14,410 | $12,453 | ~$15,256 | $14,410 | 2025 | $10,317 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$681,007 | ~$681,007 | ~2.1595% | ~$14,706 | +5.3% |
| 2027 | ~$717,113 | ~$717,113 | ~2.0908% | ~$14,993 | +10.9% |
| 2028 | ~$755,133 | ~$755,133 | ~2.0221% | ~$15,269 | +16.8% |
| 2029 | ~$795,169 | ~$795,169 | ~1.9534% | ~$15,533 | +23.0% |
| 2030 | ~$837,328 | ~$837,328 | ~1.8847% | ~$15,781 | +29.5% |
| 2026 | ~$668,073 | ~$668,073 | ~2.2282% | ~$14,886 | +3.3% |
| 2027 | ~$690,131 | ~$690,131 | ~2.2282% | ~$15,377 | +6.7% |
| 2028 | ~$712,918 | ~$712,918 | ~2.2282% | ~$15,885 | +10.2% |
| 2029 | ~$736,458 | ~$736,458 | ~2.2282% | ~$16,410 | +13.9% |
| 2030 | ~$760,775 | ~$760,775 | ~2.2282% | ~$16,951 | +17.6% |
| 2026 | ~$693,941 | ~$693,941 | ~2.1251% | ~$14,747 | +7.3% |
| 2027 | ~$744,612 | ~$744,612 | ~2.0221% | ~$15,057 | +15.1% |
| 2028 | ~$798,982 | ~$798,982 | ~1.9190% | ~$15,333 | +23.5% |
| 2029 | ~$857,323 | ~$857,323 | ~1.8160% | ~$15,569 | +32.6% |
| 2030 | ~$919,923 | ~$919,923 | ~1.7129% | ~$15,758 | +42.2% |
In 2025, this property's market value of $646,719 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -54% below 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 | $646,719 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $552,361 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $459,984 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $479,083 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $525,983 | $517,750 | $1,142,600 | $2,780,453 | ↓ Below 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.