2159 S LAMAR BLVD TX 78704
| Owner | 3423 S LAMAR LLC |
|---|---|
| Parcel ID | 0401060263 |
| Short ID | 303035 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 3,192 SF |
| Land SF | 8,568 SF |
| Acres | 0.197 |
| Year Built | 2015 |
| Legal | LOT 8B RESUB LOT 8 BLK 2 FREDERICKSBURG ROAD ACRES |
| Neighborhood | 32CEN |
| Land | $1,285,200 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,285,200 |
| Improvement | $36,725 |
|---|---|
| Total Improvement | $36,725 |
| Market | $1,321,925 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,321,925 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,321,925 |
| Taxable Value | $1,321,925 |
|---|
Appreciation: Market value has risen +47.2% from $898,245 (2021) to $1,321,925 (2025), a CAGR of 10.1% 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 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 $27,053. 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 97% of market value ($1,285,200 land vs $36,725 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 $1,321,925, 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 +10.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,142,752 by 2030, with an estimated annual tax burden around $40,104. 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.
4 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 6,450 SF | ✗ |
| 1ST | 1st Floor | 3,192 SF | ✓ |
| 611 | TERRACE | 204 SF | ✗ |
| 501 | CANOPY | 176 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% | $12,230.45 | $12,230.45 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $6,927.11 | $6,927.11 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,968.39 | $4,968.39 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,560.18 | $1,560.18 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,366.87 | $1,366.87 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $27,053.00 | $27,053.00 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,321,925 | $1,321,925 | +0.0% |
| Assessed Value | $1,321,925 | $1,321,925 | +0.0% |
| Land Value | $1,285,200 | $1,285,200 | +0.0% |
| Improvement Value | $36,725 | $36,725 | +0.0% |
| Taxable Value | $1,321,925 | $1,321,925 | +0.0% |
| Total Tax 2026 = estimate |
~$27,053
Estimated
|
~$27,053
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,323,995 | $1,321,925 | -2,070 (-0.2%) |
| Taxable Value | $1,323,995 | $1,321,925 | -2,070 (-0.2%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,321,925 | $1,285,200 | $36,725 | — | $1,321,925 | $1,321,925 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,321,925 | $1,285,200 | $36,725 | — | $1,321,925 | $1,321,925 | ~$27,053 | Partial |
| 2024 | $1,285,200 | — | — | −$200 | $1,285,000 | $— | $25,466 | Verified |
| 2023 | $1,000,439 | — | — | — | $1,285,200 ! | $— | $23,326 | Verified |
| 2022 | $1,002,884 | — | — | −$60,404 | $942,480 | $— | $19,758 | Verified |
| 2021 | $898,245 | — | — | — | $942,480 ! | $— | $21,830 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.2% | +0.2% | ~100% | Not available | Partial |
| 2025 | +2.9% | +2.9% | ~100% | Not available | Partial |
| 2024 | -5.5% | -5.5% | ~100% | 1.9800% | Verified |
| 2023 | +36.0% | +36.0% | ~100% | 1.7100% | Verified |
| 2022 | -0.2% | -0.2% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.4300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +31.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +8.6% | +10.1% | +28.5% | 2024 | -0.2% | 2023 |
| Assessment Ratio | 100.0% | 104.6% | — | 128.5% | 2023 | 94.0% | 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 |
$27,053 | $23,487 | ~$34,492 | $27,053 | 2025 | $19,758 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,455,995 | ~$1,454,118 | ~2.0139% | ~$29,285 | +10.1% |
| 2027 | ~$1,603,662 | ~$1,599,529 | ~1.9814% | ~$31,693 | +21.3% |
| 2028 | ~$1,766,306 | ~$1,759,482 | ~1.9488% | ~$34,289 | +33.6% |
| 2029 | ~$1,945,444 | ~$1,935,430 | ~1.9163% | ~$37,088 | +47.2% |
| 2030 | ~$2,142,752 | ~$2,128,973 | ~1.8837% | ~$40,104 | +62.1% |
| 2026 | ~$1,429,556 | ~$1,429,556 | ~2.0465% | ~$29,256 | +8.1% |
| 2027 | ~$1,545,951 | ~$1,545,951 | ~2.0465% | ~$31,638 | +16.9% |
| 2028 | ~$1,671,822 | ~$1,671,822 | ~2.0465% | ~$34,214 | +26.5% |
| 2029 | ~$1,807,942 | ~$1,807,942 | ~2.0465% | ~$36,999 | +36.8% |
| 2030 | ~$1,955,145 | ~$1,955,145 | ~2.0465% | ~$40,012 | +47.9% |
| 2026 | ~$1,482,433 | ~$1,454,118 | ~1.9977% | ~$29,048 | +12.1% |
| 2027 | ~$1,662,430 | ~$1,599,529 | ~1.9488% | ~$31,172 | +25.8% |
| 2028 | ~$1,864,283 | ~$1,759,482 | ~1.9000% | ~$33,430 | +41.0% |
| 2029 | ~$2,090,644 | ~$1,935,430 | ~1.8512% | ~$35,829 | +58.2% |
| 2030 | ~$2,344,491 | ~$2,128,973 | ~1.8024% | ~$38,372 | +77.4% |
In 2025, this property's market value of $1,321,925 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -7% 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 | $1,321,925 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $1,285,200 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $1,000,439 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $1,002,884 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $898,245 | $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.