2424 S LAMAR BLVD TX 78704
| Owner | SIGEP FRAT FRIENDS LLC |
|---|---|
| Parcel ID | 0401090921 |
| Short ID | 303418 |
| Type | Real |
| Use Code | 20 Small Store (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 5,365 SF |
| Land SF | 14,810 SF |
| Acres | 0.340 |
| Year Built | 1968 |
| Legal | LOT 1-3 BLK 8 RABB INWOOD HILLS PLUS 1/2 VAC ALLEY |
| Neighborhood | 20CEN |
| Land | $1,925,300 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,925,300 |
| Improvement | $364,700 |
|---|---|
| Total Improvement | $364,700 |
| Market | $2,290,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,290,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,290,000 |
| Taxable Value | $2,290,000 |
|---|
Appreciation: Market value has fallen -8.5% from $2,502,560 (2021) to $2,290,000 (2025), a CAGR of -2.2% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2021→2022), 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 $46,865. 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 84% of market value ($1,925,300 land vs $364,700 improvements), about $130/SF of land. With value concentrated in the land under a ~58-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 $2,290,000, 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 -2.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,049,506 by 2030, with an estimated annual tax burden around $38,607. 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 | 8,500 SF | ✗ |
| 1ST | 1st Floor | 5,365 SF | ✓ |
| 501 | CANOPY | 516 SF | ✗ |
| 611 | TERRACE | 516 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% | $21,187.08 | $21,187.08 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $11,999.99 | $11,999.99 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $8,606.85 | $8,606.85 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,702.73 | $2,702.73 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,367.86 | $2,367.86 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $46,864.51 | $46,864.51 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,408,704 | $2,290,000 | +5.2% |
| Assessed Value | $2,408,704 | $2,290,000 | +5.2% |
| Land Value | $1,925,300 | $1,925,300 | +0.0% |
| Improvement Value | $483,404 | $364,700 | +32.5% |
| Taxable Value | $2,408,704 | $2,290,000 | +5.2% |
| Total Tax 2026 = estimate |
~$49,294
Estimated
|
~$46,865
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,535,478 | $2,408,704 | -126,774 (-5.0%) |
| Taxable Value | $2,535,478 | $2,408,704 | -126,774 (-5.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,408,704 | $1,925,300 | $483,404 | — | $2,408,704 | $2,408,704 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,290,000 | $1,925,300 | $364,700 | — | $2,290,000 | $2,290,000 | ~$46,865 | Partial |
| 2024 | $2,479,631 | — | — | −$554,331 | $1,925,300 | $— | $44,125 | Verified |
| 2023 | $2,297,840 | — | — | −$372,540 | $1,925,300 | $— | $44,863 | Verified |
| 2022 | $2,216,692 | — | — | −$587,592 | $1,629,100 | $— | $45,381 | Verified |
| 2021 | $2,502,560 | — | — | −$873,460 | $1,629,100 | $— | $48,250 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +10.7% | +10.7% | ~100% | Not available | Partial |
| 2025 | -7.4% | -7.4% | ~100% | Not available | Partial |
| 2024 | -0.2% | -0.2% | ~100% | 1.7800% | Verified |
| 2023 | +7.9% | +7.9% | ~100% | 1.8100% | Verified |
| 2022 | +3.7% | +3.7% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 1.9300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +3.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +5.2% | -0.4% | -3.2% | +7.9% | 2024 | -11.4% | 2022 |
| Assessment Ratio | 100.0% | 83.3% | — | 100.0% | 2025 | 65.1% | 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 |
$46,865 | $45,897 | ~$41,806 | $48,250 | 2021 | $44,125 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,239,743 | ~$2,239,743 | ~2.0139% | ~$45,107 | -2.2% |
| 2027 | ~$2,190,589 | ~$2,190,589 | ~1.9814% | ~$43,404 | -4.3% |
| 2028 | ~$2,142,514 | ~$2,142,514 | ~1.9488% | ~$41,754 | -6.4% |
| 2029 | ~$2,095,494 | ~$2,095,494 | ~1.9163% | ~$40,156 | -8.5% |
| 2030 | ~$2,049,506 | ~$2,049,506 | ~1.8837% | ~$38,607 | -10.5% |
| 2026 | ~$2,193,943 | ~$2,193,943 | ~2.0465% | ~$44,899 | -4.2% |
| 2027 | ~$2,101,916 | ~$2,101,916 | ~2.0465% | ~$43,015 | -8.2% |
| 2028 | ~$2,013,748 | ~$2,013,748 | ~2.0465% | ~$41,211 | -12.1% |
| 2029 | ~$1,929,279 | ~$1,929,279 | ~2.0465% | ~$39,482 | -15.8% |
| 2030 | ~$1,848,353 | ~$1,848,353 | ~2.0465% | ~$37,826 | -19.3% |
| 2026 | ~$2,285,543 | ~$2,285,543 | ~1.9977% | ~$45,657 | -0.2% |
| 2027 | ~$2,281,095 | ~$2,281,095 | ~1.9488% | ~$44,455 | -0.4% |
| 2028 | ~$2,276,656 | ~$2,276,656 | ~1.9000% | ~$43,257 | -0.6% |
| 2029 | ~$2,272,225 | ~$2,272,225 | ~1.8512% | ~$42,063 | -0.8% |
| 2030 | ~$2,267,803 | ~$2,267,803 | ~1.8024% | ~$40,874 | -1.0% |
In 2025, this property's market value of $2,290,000 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +62% 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 | $2,290,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $2,479,631 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $2,297,840 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $2,216,692 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $2,502,560 | $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.