2149 S LAMAR BLVD TX 78704
| Owner | 3423 S LAMAR LLC |
|---|---|
| Parcel ID | 0401060208 |
| Short ID | 302997 |
| Type | Real |
| Use Code | 20 Small Store (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 6,613 SF |
| Land SF | 42,504 SF |
| Acres | 0.976 |
| Year Built | 2024 |
| Legal | LOT 7 *AMENDED PLAT LOT 6-7 BLK 2 FREDERICKSBURG ROAD ACRES |
| Neighborhood | 61CEN |
| Land | $6,375,600 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $6,375,600 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $5,787,049 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $5,787,049 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $5,787,049 |
| Taxable Value | $5,787,049 |
|---|
Appreciation: Market value has risen +34.9% from $4,289,000 (2021) to $5,787,049 (2025), a CAGR of 7.8% over 4 years. This represents moderate, steady growth. 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 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 $118,431. 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 110% of market value ($6,375,600 land vs $0 improvements), about $150/SF of land. With value concentrated in the land, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $5,787,049, 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 +7.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $8,415,570 by 2030, with an estimated annual tax burden around $158,528. 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 |
|---|---|---|---|
| 1ST | 1st Floor | 5,569 SF | ✓ |
| 551 | PAVED AREA | 2,700 SF | ✗ |
| 2ND | 2nd Floor | 1,044 SF | ✓ |
| 501 | CANOPY | 504 SF | ✗ |
| 327 | STORAGE COMM'L | 144 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% | $53,541.78 | $53,541.78 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $30,325.12 | $30,325.12 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $21,750.33 | $21,750.33 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $6,830.05 | $6,830.05 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $5,983.81 | $5,983.81 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $118,431.09 | $118,431.09 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $6,435,367 | $5,787,049 | +11.2% |
| Assessed Value | $6,435,367 | $5,787,049 | +11.2% |
| Land Value | $6,375,600 | $6,375,600 | +0.0% |
| Improvement Value | $59,767 | — | — |
| Taxable Value | $6,435,367 | $5,787,049 | +11.2% |
| Total Tax 2026 = estimate |
~$131,699
Estimated
|
~$118,431
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $6,774,071 | $6,435,367 | -338,704 (-5.0%) |
| Taxable Value | $6,774,071 | $6,435,367 | -338,704 (-5.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $6,435,367 | $6,375,600 | $59,767 | — | $6,435,367 | $6,435,367 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $5,787,049 | $6,375,600 | — | — | $5,787,049 | $5,787,049 | ~$118,431 | Partial |
| 2024 | $6,375,600 | — | — | — | $6,375,600 | $— | $129,906 | Verified |
| 2023 | $4,825,276 | — | — | — | $6,375,600 ! | $— | $99,170 | Verified |
| 2022 | $4,822,390 | — | — | −$146,950 | $4,675,440 | $— | $95,295 | Verified |
| 2021 | $4,289,000 | — | — | — | $4,675,440 ! | $— | $104,968 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +17.1% | +17.1% | ~100% | Not available | Partial |
| 2025 | -11.7% | -11.7% | ~100% | Not available | Partial |
| 2024 | -0.0% | -0.0% | ~100% | 1.9800% | Verified |
| 2023 | +35.9% | +35.9% | ~100% | 1.5100% | Verified |
| 2022 | +0.1% | +0.1% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.4500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +20.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +11.2% | +9.3% | +5.6% | +32.1% | 2024 | -9.2% | 2025 |
| Assessment Ratio | 100.0% | 106.4% | — | 132.1% | 2023 | 97.0% | 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 |
$118,431 | $109,554 | ~$141,631 | $129,906 | 2024 | $95,295 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$6,237,096 | ~$6,237,096 | ~2.0139% | ~$125,611 | +7.8% |
| 2027 | ~$6,722,143 | ~$6,722,143 | ~1.9814% | ~$133,192 | +16.2% |
| 2028 | ~$7,244,910 | ~$7,244,910 | ~1.9488% | ~$141,192 | +25.2% |
| 2029 | ~$7,808,332 | ~$7,808,332 | ~1.9163% | ~$149,630 | +34.9% |
| 2030 | ~$8,415,570 | ~$8,415,570 | ~1.8837% | ~$158,528 | +45.4% |
| 2026 | ~$6,121,355 | ~$6,121,355 | ~2.0465% | ~$125,273 | +5.8% |
| 2027 | ~$6,474,973 | ~$6,474,973 | ~2.0465% | ~$132,509 | +11.9% |
| 2028 | ~$6,849,020 | ~$6,849,020 | ~2.0465% | ~$140,164 | +18.4% |
| 2029 | ~$7,244,674 | ~$7,244,674 | ~2.0465% | ~$148,261 | +25.2% |
| 2030 | ~$7,663,184 | ~$7,663,184 | ~2.0465% | ~$156,826 | +32.4% |
| 2026 | ~$6,352,837 | ~$6,352,837 | ~1.9977% | ~$126,908 | +9.8% |
| 2027 | ~$6,973,941 | ~$6,973,941 | ~1.9488% | ~$135,911 | +20.5% |
| 2028 | ~$7,655,769 | ~$7,655,769 | ~1.9000% | ~$145,461 | +32.3% |
| 2029 | ~$8,404,258 | ~$8,404,258 | ~1.8512% | ~$155,579 | +45.2% |
| 2030 | ~$9,225,926 | ~$9,225,926 | ~1.8024% | ~$166,285 | +59.4% |
In 2025, this property's market value of $5,787,049 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 | $5,787,049 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $6,375,600 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $4,825,276 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $4,822,390 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $4,289,000 | $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.