2115 S LAMAR BLVD TX 78704
| Owner | 3423 S LAMAR LLC |
|---|---|
| Parcel ID | 0401060266 |
| Short ID | 303037 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 4,507 SF |
| Land SF | 34,964 SF |
| Acres | 0.803 |
| Year Built | 2016 |
| Legal | LOT B WALDEN PARK NO 2 |
| Neighborhood | 32CEN |
| Land | $2,884,531 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,884,531 |
| Improvement | $45,469 |
|---|---|
| Total Improvement | $45,469 |
| Market | $2,930,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,930,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,930,000 |
| Taxable Value | $2,930,000 |
|---|
Appreciation: Market value has risen +11.2% from $2,634,457 (2021) to $2,930,000 (2025), a CAGR of 2.7% over 4 years. Growth has been relatively flat for this asset class. 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 lagged 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 $59,962. 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 98% of market value ($2,884,531 land vs $45,469 improvements), about $83/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 $2,930,000, this parcel sits in the upper-middle (50th–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 +2.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,346,480 by 2030, with an estimated annual tax burden around $63,039. 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 |
|---|---|---|---|
| 1ST | 1st Floor | 4,507 SF | ✓ |
| 501 | CANOPY | 1,492 SF | ✗ |
| 611 | TERRACE | 1,492 SF | ✗ |
| 511 | DECK | 990 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% | $27,108.36 | $27,108.36 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $15,353.70 | $15,353.70 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $11,012.26 | $11,012.26 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,458.07 | $3,458.07 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $3,029.62 | $3,029.62 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $59,962.01 | $59,962.01 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,930,000 | $2,930,000 | +0.0% |
| Assessed Value | $2,930,000 | $2,930,000 | +0.0% |
| Land Value | $2,884,531 | $2,884,531 | +0.0% |
| Improvement Value | $45,469 | $45,469 | +0.0% |
| Taxable Value | $2,930,000 | $2,930,000 | +0.0% |
| Total Tax 2026 = estimate |
~$59,962
Estimated
|
~$59,962
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,004,970 | $2,930,000 | -74,970 (-2.5%) |
| Taxable Value | $3,004,970 | $2,930,000 | -74,970 (-2.5%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,930,000 | $2,884,531 | $45,469 | — | $2,930,000 | $2,930,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,930,000 | $2,884,531 | $45,469 | — | $2,930,000 | $2,930,000 | ~$59,962 | Partial |
| 2024 | $2,924,555 | — | — | −$40,024 | $2,884,531 | $— | $58,067 | Verified |
| 2023 | $2,155,347 | — | — | — | $2,884,531 ! | $— | $53,100 | Verified |
| 2022 | $2,314,655 | — | — | −$199,332 | $2,115,323 | $— | $42,566 | Verified |
| 2021 | $2,634,457 | — | — | −$519,134 | $2,115,323 | $— | $50,383 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +2.6% | +2.6% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | -5.9% | -5.9% | ~100% | 1.9800% | Verified |
| 2023 | +44.5% | +44.5% | ~100% | 1.7000% | Verified |
| 2022 | -6.9% | -6.9% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 1.9100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +26.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +3.4% | +2.7% | +35.7% | 2024 | -12.1% | 2022 |
| Assessment Ratio | 100.0% | 100.7% | — | 133.8% | 2023 | 80.3% | 2021 |
| 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 |
$59,962 | $52,816 | ~$61,830 | $59,962 | 2025 | $42,566 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,008,928 | ~$3,008,928 | ~2.0139% | ~$60,598 | +2.7% |
| 2027 | ~$3,089,981 | ~$3,089,981 | ~1.9814% | ~$61,225 | +5.5% |
| 2028 | ~$3,173,219 | ~$3,173,219 | ~1.9488% | ~$61,841 | +8.3% |
| 2029 | ~$3,258,698 | ~$3,258,698 | ~1.9163% | ~$62,446 | +11.2% |
| 2030 | ~$3,346,480 | ~$3,346,480 | ~1.8837% | ~$63,039 | +14.2% |
| 2026 | ~$2,950,328 | ~$2,950,328 | ~2.0465% | ~$60,378 | +0.7% |
| 2027 | ~$2,970,796 | ~$2,970,796 | ~2.0465% | ~$60,797 | +1.4% |
| 2028 | ~$2,991,407 | ~$2,991,407 | ~2.0465% | ~$61,219 | +2.1% |
| 2029 | ~$3,012,161 | ~$3,012,161 | ~2.0465% | ~$61,643 | +2.8% |
| 2030 | ~$3,033,058 | ~$3,033,058 | ~2.0465% | ~$62,071 | +3.5% |
| 2026 | ~$3,067,528 | ~$3,067,528 | ~1.9977% | ~$61,279 | +4.7% |
| 2027 | ~$3,211,511 | ~$3,211,511 | ~1.9488% | ~$62,587 | +9.6% |
| 2028 | ~$3,362,252 | ~$3,362,252 | ~1.9000% | ~$63,883 | +14.8% |
| 2029 | ~$3,520,068 | ~$3,520,068 | ~1.8512% | ~$65,163 | +20.1% |
| 2030 | ~$3,685,292 | ~$3,685,292 | ~1.8024% | ~$66,423 | +25.8% |
In 2025, this property's market value of $2,930,000 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +107% above 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 | $2,930,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $2,924,555 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $2,155,347 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $2,314,655 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $2,634,457 | $517,750 | $1,142,600 | $2,780,453 | ↑ Above 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.