2708 S LAMAR BLVD TX 78704
| Owner | SEAMLESS LMA LTD |
|---|---|
| Parcel ID | 0401090125 |
| Short ID | 303286 |
| Type | Real |
| Use Code | 30 Strip Center (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 8,500 SF |
| Land SF | 21,780 SF |
| Acres | 0.500 |
| Year Built | 1955 |
| Legal | ABS 14 SUR 21 HILL H P ACR .50 |
| Neighborhood | 30CEN |
| Land | $2,831,400 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,831,400 |
| Improvement | $116,795 |
|---|---|
| Total Improvement | $116,795 |
| Market | $2,948,195 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,948,195 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,948,195 |
| Exemptions (−) | −$315 |
|---|---|
| Taxable Value | $2,947,880 |
Appreciation: Market value has risen +44.8% from $2,035,414 (2021) to $2,948,195 (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 $60,328. 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 96% of market value ($2,831,400 land vs $116,795 improvements), about $130/SF of land. With value concentrated in the land under a ~71-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 $2,948,195, 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 +9.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $4,684,740 by 2030, with an estimated annual tax burden around $88,248. 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.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 8,700 SF | ✗ |
| 1ST | 1st Floor | 4,650 SF | ✓ |
| 2ND | 2nd Floor | 3,850 SF | ✓ |
| 881 | COMMCL FINISHOUT | 800 SF | ✓ |
| 501 | CANOPY | 275 SF | ✗ |
| 611 | TERRACE | 275 SF | ✗ |
| 413 | STAIRWAY EXT | 1 SF | ✓ |
| 411 | SOLAR DEVICES RESIDENTIAL | 1 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% | $27,273.79 | $27,273.79 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $15,447.39 | $15,447.39 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $11,079.46 | $11,079.46 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,479.18 | $3,479.18 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $3,048.11 | $3,048.11 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $60,327.93 | $60,327.93 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,792,044 | $2,948,195 | -5.3% |
| Assessed Value | $2,792,044 | $2,948,195 | -5.3% |
| Land Value | $2,831,400 | $2,831,400 | +0.0% |
| Improvement Value | — | $116,795 | — |
| Taxable Value | $2,791,729 | $2,947,880 | -5.3% |
| Exemptions | — | N | |
| Total Tax 2026 = estimate |
~$57,132
Estimated
|
~$60,328
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,955,394 | $2,792,044 | -163,350 (-5.5%) |
| Taxable Value | $2,955,079 | $2,791,729 | -163,350 (-5.5%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,792,044 | $2,831,400 | — | — | $2,792,044 | $2,791,729 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,948,195 | $2,831,400 | $116,795 | — | $2,948,195 | $2,947,880 | ~$60,328 | Partial |
| 2024 | $3,067,000 | — | — | — | — | $— | $58,400 | Verified |
| 2023 | $2,278,121 | — | — | — | $2,831,400 ! | $— | $50,512 | Verified |
| 2022 | $2,168,930 | — | — | −$208,730 | $1,960,200 | $— | $44,991 | Verified |
| 2021 | $2,035,414 | — | — | −$75,214 | $1,960,200 | $— | $47,211 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.2% | +0.2% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | -3.9% | -3.9% | ~100% | 1.9800% | Verified |
| 2023 | +34.6% | +34.6% | ~100% | 1.6500% | Verified |
| 2022 | +5.0% | +5.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.3200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +35.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -5.3% | +7.4% | +10.9% | +34.6% | 2024 | -5.3% | 2026 |
| Assessment Ratio | 100.0% | 102.2% | — | 124.3% | 2023 | 90.4% | 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 |
$60,328 | $52,288 | ~$76,276 | $60,328 | 2025 | $44,991 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,234,313 | ~$3,234,313 | ~2.0139% | ~$65,137 | +9.7% |
| 2027 | ~$3,548,199 | ~$3,548,199 | ~1.9814% | ~$70,304 | +20.4% |
| 2028 | ~$3,892,546 | ~$3,892,546 | ~1.9488% | ~$75,859 | +32.0% |
| 2029 | ~$4,270,312 | ~$4,270,312 | ~1.9163% | ~$81,832 | +44.8% |
| 2030 | ~$4,684,740 | ~$4,684,740 | ~1.8837% | ~$88,248 | +58.9% |
| 2026 | ~$3,175,349 | ~$3,175,349 | ~2.0465% | ~$64,983 | +7.7% |
| 2027 | ~$3,420,005 | ~$3,420,005 | ~2.0465% | ~$69,990 | +16.0% |
| 2028 | ~$3,683,512 | ~$3,683,512 | ~2.0465% | ~$75,383 | +24.9% |
| 2029 | ~$3,967,321 | ~$3,967,321 | ~2.0465% | ~$81,191 | +34.6% |
| 2030 | ~$4,272,998 | ~$4,272,998 | ~2.0465% | ~$87,446 | +44.9% |
| 2026 | ~$3,293,277 | ~$3,243,015 | ~1.9977% | ~$64,784 | +11.7% |
| 2027 | ~$3,678,750 | ~$3,567,316 | ~1.9488% | ~$69,521 | +24.8% |
| 2028 | ~$4,109,343 | ~$3,924,048 | ~1.9000% | ~$74,558 | +39.4% |
| 2029 | ~$4,590,336 | ~$4,316,452 | ~1.8512% | ~$79,906 | +55.7% |
| 2030 | ~$5,127,628 | ~$4,748,098 | ~1.8024% | ~$85,578 | +73.9% |
In 2025, this property's market value of $2,948,195 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +108% 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 | $2,948,195 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $3,067,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $2,278,121 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $2,168,930 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $2,035,414 | $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.