12030 N LAMAR BLVD TX 78753
| Owner | NASER NASIB & MAY ARANKI |
|---|---|
| Parcel ID | 0254200108 |
| Short ID | 261086 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 625 SF |
| Land SF | 97,133 SF |
| Acres | 2.230 |
| Year Built | 1940 |
| Legal | 2.2299 ACR OF LOT 1 STARK FRANK SUBD |
| Neighborhood | 53NOR |
| Land | $1,217,160 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,217,160 |
| Improvement | $1 |
|---|---|
| Total Improvement | $1 |
| Market | $1,217,161 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,217,161 |
| Value Limitation Adjustment (−) (homestead cap) | −$462,420 |
| Net Appraised (assessed) | $754,741 |
| Taxable Value | $754,741 |
|---|
Appreciation: Market value has risen +142.0% from $502,909 (2021) to $1,217,161 (2025), a CAGR of 24.7% over 4 years. This is strong appreciation — well above typical inflation. 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 outpaced 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 $16,817. Pflugerville ISD is the largest single contributor, at 49.7% of the total 2025 levy.
Assessment Gap: Assessed value ($754,741) is $462,420 below market value, suggesting potential for an upward assessment in future years.
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 100% of market value ($1,217,160 land vs $1 improvements), about $13/SF of land. With value concentrated in the land under a ~86-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 $1,217,161, this parcel sits in the lower-middle (25th–50th 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 +24.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,674,272 by 2030, with an estimated annual tax burden around $22,909. 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 | 4,000 SF | ✗ |
| 501 | CANOPY | 900 SF | ✗ |
| 1ST | 1st Floor | 625 SF | ✓ |
| 011C | PORCH OPEN 1ST COMM | 125 SF | ✗ |
| 581C | STORAGE ATT COMM | 125 SF | ✓ |
Market value changed by 125% in 2024, 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 |
|---|---|---|---|---|---|---|---|---|---|
| IPF Pflugerville ISD | 1.3880% | 1.2646% | 1.1092% | 1.1069% | 1.1069% | +0.0000% | $8,354.23 | $8,354.23 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,954.97 | $3,954.97 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,836.66 | $2,836.66 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $890.77 | $890.77 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $780.40 | $780.40 | Paid |
| Combined Rate | 2.5030% | 2.2429% | 2.0589% | 2.1382% | 2.2282% | +0.0900% | $16,817.03 | $16,817.03 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,217,161 | $1,217,161 | +0.0% |
| Assessed Value | $905,689 | $754,741 | +20.0% |
| Land Value | $1,217,160 | $1,217,160 | +0.0% |
| Improvement Value | $1 | $1 | +0.0% |
| Taxable Value | $905,689 | $754,741 | +20.0% |
| HS Cap Loss | -$311,472 | — | |
| Total Tax 2026 = estimate |
~$20,180
Estimated
|
~$16,817
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,284,352 | $1,217,161 | -67,191 (-5.2%) |
| Taxable Value | $905,689 | $905,689 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,217,161 | $1,217,160 | $1 | −$311,472 | $905,689 | $905,689 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,217,161 | $1,217,160 | $1 | −$462,420 | $754,741 | $754,741 | ~$16,817 | Partial |
| 2024 | $524,126 | — | — | — | $1,217,160 ! | $— | $13,448 | Verified |
| 2023 | $521,146 | — | — | −$75,998 | $445,148 | $— | $10,791 | Verified |
| 2022 | $495,975 | — | — | −$50,827 | $445,148 | $— | $11,689 | Verified |
| 2021 | $502,909 | — | — | −$57,761 | $445,148 | $— | $12,414 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +5.5% | +20.0% | 70.5% | Not available | Partial |
| 2025 | -0.4% | +20.0% | 62.0% | Not available | Partial |
| 2024 | +125.0% ! | +15.8% | 51.5% | 1.1000% | Verified |
| 2023 | -2.0% | -2.0% | ~100% | 1.9900% | Verified |
| 2022 | +11.8% | +11.8% | ~100% | 2.1100% | Verified |
| 2021 | base year | — | ~100% | 2.4700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +145.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +27.3% | +24.7% | +132.2% | 2025 | -1.4% | 2022 |
| Assessment Ratio | 74.4% | 105.4% | — | 232.2% | 2024 | 62.0% | 2025 |
| Effective Tax Rate (2025) | 1.3800% | 1.3800% | — | 1.3800% | 2025 | 1.3800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$16,817 | $13,032 | ~$20,366 | $16,817 | 2025 | $10,791 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,518,143 | ~$830,215 | ~2.1595% | ~$17,928 | +24.7% |
| 2027 | ~$1,893,552 | ~$913,237 | ~2.0908% | ~$19,094 | +55.6% |
| 2028 | ~$2,361,794 | ~$1,004,560 | ~2.0221% | ~$20,313 | +94.0% |
| 2029 | ~$2,945,823 | ~$1,105,016 | ~1.9534% | ~$21,585 | +142.0% |
| 2030 | ~$3,674,272 | ~$1,215,518 | ~1.8847% | ~$22,909 | +201.9% |
| 2026 | ~$1,493,800 | ~$830,215 | ~2.2282% | ~$18,499 | +22.7% |
| 2027 | ~$1,833,314 | ~$913,237 | ~2.2282% | ~$20,349 | +50.6% |
| 2028 | ~$2,249,993 | ~$1,004,560 | ~2.2282% | ~$22,383 | +84.9% |
| 2029 | ~$2,761,376 | ~$1,105,016 | ~2.2282% | ~$24,622 | +126.9% |
| 2030 | ~$3,388,987 | ~$1,215,518 | ~2.2282% | ~$27,084 | +178.4% |
| 2026 | ~$1,542,486 | ~$830,215 | ~2.1251% | ~$17,643 | +26.7% |
| 2027 | ~$1,954,765 | ~$913,237 | ~2.0221% | ~$18,466 | +60.6% |
| 2028 | ~$2,477,239 | ~$1,004,560 | ~1.9190% | ~$19,278 | +103.5% |
| 2029 | ~$3,139,360 | ~$1,105,016 | ~1.8160% | ~$20,067 | +157.9% |
| 2030 | ~$3,978,454 | ~$1,215,518 | ~1.7129% | ~$20,821 | +226.9% |
In 2025, this property's market value of $1,217,161 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -14% 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 | $1,217,161 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $524,126 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $521,146 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $495,975 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $502,909 | $517,750 | $1,142,600 | $2,780,453 | ↓ Bottom 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.