2101 S LAMAR BLVD A TX 78704
| Owner | CARR RYAN RE 1 LLC |
|---|---|
| Parcel ID | 0401060264 |
| Short ID | 303036 |
| Type | Real |
| Use Code | 46 Discount Store (>25,000 SF) |
| Valuation | Income |
| Improvement SF | 34,092 SF |
| Land SF | 115,512 SF |
| Acres | 2.652 |
| Year Built | 1970 |
| Legal | LOT 1-3 LESS E 30FT & N 17' AV BLK 2 FREDERICKSBURG ROAD ACRES |
| Neighborhood | 46CEN |
| Land | $17,326,862 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $17,326,862 |
| Improvement | $486,682 |
|---|---|
| Total Improvement | $486,682 |
| Market | $17,813,544 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $17,813,544 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $17,813,544 |
| Taxable Value | $17,813,544 |
|---|
Appreciation: Market value has risen +45.1% from $12,278,690 (2021) to $17,813,544 (2025), a CAGR of 9.7% 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 $364,552. 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 ($17,326,862 land vs $486,682 improvements), about $150/SF of land. With value concentrated in the land under a ~56-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 $17,813,544, 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 +9.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $28,362,741 by 2030, with an estimated annual tax burden around $534,281. 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.
7 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 73,168 SF | ✗ |
| 1ST | 1st Floor | 34,092 SF | ✓ |
| 491 | SPRINKLER HEADS | 33,944 SF | ✗ |
| 611 | TERRACE | 3,744 SF | ✗ |
| 501 | CANOPY | 1,532 SF | ✗ |
| 408 | LOADING RAMP | 1,500 SF | ✓ |
| 482 | LIGHT POLES | 4 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% | $148,957.20 | $148,957.20 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $84,366.74 | $84,366.74 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $60,511.05 | $60,511.05 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $19,001.70 | $19,001.70 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $16,647.40 | $16,647.40 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $329,484.09 | $329,484.09 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $15,326,000 | $17,813,544 | -14.0% |
| Assessed Value | $15,326,000 | $17,813,544 | -14.0% |
| Land Value | $17,326,862 | $17,326,862 | +0.0% |
| Improvement Value | — | $486,682 | — |
| Taxable Value | $15,326,000 | $17,813,544 | -14.0% |
| Total Tax 2026 = estimate |
~$313,644
Estimated
|
~$329,484
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $17,838,602 | $15,326,000 | -2,512,602 (-14.1%) |
| Taxable Value | $17,838,602 | $15,326,000 | -2,512,602 (-14.1%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $15,326,000 | $17,326,862 | — | — | $15,326,000 | $15,326,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $17,813,544 | $17,326,862 | $486,682 | — | $17,813,544 | $17,813,544 | ~$329,484 | Partial |
| 2024 | $18,312,000 | — | — | −$985,138 | $17,326,862 | $— | $318,925 | Verified |
| 2023 | $12,100,000 | — | — | — | $17,326,862 ! | $— | $291,759 | Verified |
| 2022 | $13,439,688 | — | — | −$733,323 | $12,706,365 | $— | $240,288 | Verified |
| 2021 | $12,278,690 | — | — | — | $12,706,365 ! | $— | $264,782 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.1% | +0.1% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | -2.7% | -2.7% | ~100% | 1.7900% | Verified |
| 2023 | +36.3% | +36.3% | ~100% | 1.5900% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.7900% | Verified |
| 2021 | base year | — | ~100% | 2.1600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +32.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -14.0% | +6.8% | +13.3% | +51.3% | 2024 | -14.0% | 2026 |
| Assessment Ratio | 100.0% | 106.0% | — | 143.2% | 2023 | 94.5% | 2022 |
| Effective Tax Rate (2025) | 1.8500% | 1.8500% | — | 1.8500% | 2025 | 1.8500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$329,484 | $289,048 | ~$461,455 | $329,484 | 2025 | $240,288 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$19,550,141 | ~$19,550,141 | ~2.0139% | ~$393,727 | +9.7% |
| 2027 | ~$21,456,035 | ~$21,456,035 | ~1.9814% | ~$425,127 | +20.4% |
| 2028 | ~$23,547,730 | ~$23,547,730 | ~1.9488% | ~$458,907 | +32.2% |
| 2029 | ~$25,843,339 | ~$25,843,339 | ~1.9163% | ~$495,234 | +45.1% |
| 2030 | ~$28,362,741 | ~$28,362,741 | ~1.8837% | ~$534,281 | +59.2% |
| 2026 | ~$19,193,871 | ~$19,193,871 | ~2.0465% | ~$392,800 | +7.7% |
| 2027 | ~$20,681,155 | ~$20,681,155 | ~2.0465% | ~$423,237 | +16.1% |
| 2028 | ~$22,283,686 | ~$22,283,686 | ~2.0465% | ~$456,032 | +25.1% |
| 2029 | ~$24,010,392 | ~$24,010,392 | ~2.0465% | ~$491,369 | +34.8% |
| 2030 | ~$25,870,897 | ~$25,870,897 | ~2.0465% | ~$529,444 | +45.2% |
| 2026 | ~$19,906,412 | ~$19,594,898 | ~1.9977% | ~$391,440 | +11.7% |
| 2027 | ~$22,245,167 | ~$21,554,388 | ~1.9488% | ~$420,060 | +24.9% |
| 2028 | ~$24,858,695 | ~$23,709,827 | ~1.9000% | ~$450,491 | +39.5% |
| 2029 | ~$27,779,281 | ~$26,080,810 | ~1.8512% | ~$482,806 | +55.9% |
| 2030 | ~$31,042,998 | ~$28,688,891 | ~1.8024% | ~$517,080 | +74.3% |
In 2025, this property's market value of $17,813,544 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 13× 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 | $17,813,544 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $18,312,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $12,100,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $13,439,688 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $12,278,690 | $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.