2710 S LAMAR BLVD TX 78704
| Owner | SEAMLESS LMA LTD |
|---|---|
| Parcel ID | 0401090132 |
| Short ID | 303290 |
| Type | Real |
| Use Code | 20 Small Store (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 3,440 SF |
| Land SF | 14,600 SF |
| Acres | 0.335 |
| Year Built | 1959 |
| Legal | NE 100 X 146FT AV BLK J BARTON HILLS SEC 1 |
| Neighborhood | 20CEN |
| Land | $1,898,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,898,000 |
| Improvement | $45,730 |
|---|---|
| Total Improvement | $45,730 |
| Market | $1,943,730 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,943,730 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,943,730 |
| Taxable Value | $1,943,730 |
|---|
Appreciation: Market value has risen +41.9% from $1,369,662 (2021) to $1,943,730 (2025), a CAGR of 9.1% 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 $39,778. 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 ($1,898,000 land vs $45,730 improvements), about $130/SF of land. With value concentrated in the land under a ~67-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 $1,943,730, 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 +9.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,010,677 by 2030, with an estimated annual tax burden around $56,713. 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 |
|---|---|---|---|
| 551 | PAVED AREA | 4,256 SF | ✗ |
| 1ST | 1st Floor | 3,440 SF | ✓ |
| 611 | TERRACE | 1,744 SF | ✗ |
| 501 | CANOPY | 444 SF | ✗ |
| 531 | OBS FENCE | 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% | $17,983.39 | $17,983.39 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $10,185.48 | $10,185.48 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $7,305.41 | $7,305.41 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,294.05 | $2,294.05 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,009.82 | $2,009.82 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $39,778.15 | $39,778.15 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,837,519 | $1,943,730 | -5.5% |
| Assessed Value | $1,837,519 | $1,943,730 | -5.5% |
| Land Value | $1,898,000 | $1,898,000 | +0.0% |
| Improvement Value | — | $45,730 | — |
| Taxable Value | $1,837,519 | $1,943,730 | -5.5% |
| Total Tax 2026 = estimate |
~$37,605
Estimated
|
~$39,778
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,947,019 | $1,837,519 | -109,500 (-5.6%) |
| Taxable Value | $1,947,019 | $1,837,519 | -109,500 (-5.6%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,837,519 | $1,898,000 | — | — | $1,837,519 | $1,837,519 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,943,730 | $1,898,000 | $45,730 | — | $1,943,730 | $1,943,730 | ~$39,778 | Partial |
| 2024 | $1,989,941 | — | — | −$91,941 | $1,898,000 | $— | $38,508 | Verified |
| 2023 | $1,382,012 | — | — | — | $1,898,000 ! | $— | $36,003 | Verified |
| 2022 | $1,299,000 | — | — | — | $1,314,000 ! | $— | $27,294 | Verified |
| 2021 | $1,369,662 | — | — | −$55,662 | $1,314,000 | $— | $28,362 | 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 | -2.4% | -2.4% | ~100% | 1.9800% | Verified |
| 2023 | +44.0% | +44.0% | ~100% | 1.8100% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.0700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +40.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -5.5% | +7.5% | +10.4% | +44.0% | 2024 | -5.5% | 2026 |
| Assessment Ratio | 100.0% | 105.0% | — | 137.3% | 2023 | 95.4% | 2024 |
| 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 |
$39,778 | $33,989 | ~$49,486 | $39,778 | 2025 | $27,294 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,121,493 | ~$2,121,493 | ~2.0139% | ~$42,726 | +9.1% |
| 2027 | ~$2,315,513 | ~$2,315,513 | ~1.9814% | ~$45,879 | +19.1% |
| 2028 | ~$2,527,277 | ~$2,527,277 | ~1.9488% | ~$49,253 | +30.0% |
| 2029 | ~$2,758,408 | ~$2,758,408 | ~1.9163% | ~$52,859 | +41.9% |
| 2030 | ~$3,010,677 | ~$3,010,677 | ~1.8837% | ~$56,713 | +54.9% |
| 2026 | ~$2,082,618 | ~$2,082,618 | ~2.0465% | ~$42,620 | +7.1% |
| 2027 | ~$2,231,431 | ~$2,231,431 | ~2.0465% | ~$45,666 | +14.8% |
| 2028 | ~$2,390,876 | ~$2,390,876 | ~2.0465% | ~$48,929 | +23.0% |
| 2029 | ~$2,561,715 | ~$2,561,715 | ~2.0465% | ~$52,425 | +31.8% |
| 2030 | ~$2,744,761 | ~$2,744,761 | ~2.0465% | ~$56,171 | +41.2% |
| 2026 | ~$2,160,367 | ~$2,138,103 | ~1.9977% | ~$42,712 | +11.1% |
| 2027 | ~$2,401,150 | ~$2,351,913 | ~1.9488% | ~$45,835 | +23.5% |
| 2028 | ~$2,668,769 | ~$2,587,105 | ~1.9000% | ~$49,155 | +37.3% |
| 2029 | ~$2,966,215 | ~$2,845,815 | ~1.8512% | ~$52,682 | +52.6% |
| 2030 | ~$3,296,813 | ~$3,130,397 | ~1.8024% | ~$56,421 | +69.6% |
In 2025, this property's market value of $1,943,730 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +37% 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 | $1,943,730 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,989,941 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,382,012 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $1,299,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,369,662 | $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.