3401 S LAMAR BLVD TX 78704
| Owner | HLLC CWS 704 SPE LLC ETAL |
|---|---|
| Parcel ID | 0403100129 |
| Short ID | 305354 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | 232,346 SF |
| Land SF | 267,937 SF |
| Acres | 6.151 |
| Year Built | 2013 |
| Legal | ABS 14 SUR 21 HILL H P ACR 6.1510 |
| Neighborhood | 08SC1 |
| Land | $32,152,507 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $32,152,507 |
| Improvement | $74,297,493 |
|---|---|
| Total Improvement | $74,297,493 |
| Market | $106,450,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $106,450,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $106,450,000 |
| Taxable Value | $106,450,000 |
|---|
Appreciation: Market value has risen +2138.7% from $4,755,009 (2021) to $106,450,000 (2025), a CAGR of 117.5% over 4 years. This is strong appreciation — well above typical inflation. 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 Multi-Family parcel countywide rose +37.9%, so this parcel has outpaced the broader multi-family 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 $2,178,483. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Asset Class: Multi-family residential. 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 30% of market value ($32,152,507 land vs $74,297,493 improvements), about $120/SF of land. Most value sits in the improvements, so building condition, age (~13 yrs), and rent roll drive the underwriting.
Submarket Position: At $106,450,000, this parcel sits in the top quartile (≥75th percentile) of Multi-Family property in Travis County — county median $519,778 (P25 $438,669 / P75 $749,859, n=12,584). Multi-Family here is the broad TCAD category — every multi-family 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 +117.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $5,183,684,597 by 2030, with an estimated annual tax burden around $3,229,465. 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.
12 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 187 | PARKING GARAGE | 178,000 SF | ✓ |
| 4TH | 4th Floor | 85,984 SF | ✓ |
| 3RD | 3rd Floor | 85,870 SF | ✓ |
| 2ND | 2nd Floor | 83,100 SF | ✓ |
| 1ST | 1st Floor | 63,376 SF | ✓ |
| 551 | PAVED AREA | 50,000 SF | ✗ |
| 5TH | 5th Floor | 24,626 SF | ✓ |
| SO | Sketch Only | 15,044 SF | ✗ |
| MISC | Miscellaneous | 5,945 SF | ✓ |
| 601 | POOL COMM'L | 2,000 SF | ✗ |
| 276 | ELEVATOR COM PAS | 1 SF | ✓ |
| 132 | PLBG 5-FIXT AVG | 1 SF | ✓ |
Market value changed by 92% in 2024, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| 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% | $984,875.40 | $984,875.40 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $557,816.10 | $557,816.10 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $400,087.00 | $400,087.00 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $125,635.48 | $125,635.48 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $110,069.30 | $110,069.30 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $2,178,483.28 | $2,178,483.28 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $101,520,000 | $106,450,000 | -4.6% |
| Assessed Value | $101,520,000 | $106,450,000 | -4.6% |
| Land Value | $32,152,507 | $32,152,507 | +0.0% |
| Improvement Value | $69,367,493 | $74,297,493 | -6.6% |
| Taxable Value | $101,520,000 | $106,450,000 | -4.6% |
| Total Tax 2026 = estimate |
~$2,077,592
Estimated
|
~$2,178,483
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $109,284,359 | $101,520,000 | -7,764,359 (-7.1%) |
| Taxable Value | $109,284,359 | $101,520,000 | -7,764,359 (-7.1%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $101,520,000 | $32,152,507 | $69,367,493 | — | $101,520,000 | $101,520,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $106,450,000 | $32,152,507 | $74,297,493 | — | $106,450,000 | $106,450,000 | ~$2,178,483 | Partial |
| 2024 | $124,620,000 | — | — | — | — | $— | $1,871,716 | Verified |
| 2023 | $118,500,000 | — | — | — | — | $— | $1,943,004 | Verified |
| 2022 | $89,940,000 | — | — | — | — | $— | $2,049,469 | Verified |
| 2021 | $4,755,009 | — | — | — | — | $— | $1,861,570 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +2.7% | +2.7% | ~100% | Not available | Partial |
| 2025 | +991.8% ! | +991.8% | ~100% | Not available | Partial |
| 2024 | -92.2% ! | -92.2% | ~100% | 19.2000% | Verified |
| 2023 | +5.2% | +5.2% | ~100% | 1.5600% | Verified |
| 2022 | +31.8% | +31.8% | ~100% | 1.7300% | Verified |
| 2021 | base year | — | ~100% | 39.1500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +18.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -4.6% | +361.9% | +119.6% | +1791.5% | 2022 | -14.6% | 2025 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2025 | 100.0% | 2025 |
| 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 |
$2,178,483 | $1,980,848 | ~$2,777,524 | $2,178,483 | 2025 | $1,861,570 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$231,549,713 | ~$117,095,000 | ~2.0139% | ~$2,358,219 | +117.5% |
| 2027 | ~$503,666,223 | ~$128,804,500 | ~1.9814% | ~$2,552,117 | +373.1% |
| 2028 | ~$1,095,573,219 | ~$141,684,950 | ~1.9488% | ~$2,761,212 | +929.2% |
| 2029 | ~$2,383,087,498 | ~$155,853,445 | ~1.9163% | ~$2,986,606 | +2138.7% |
| 2030 | ~$5,183,684,597 | ~$171,438,790 | ~1.8837% | ~$3,229,465 | +4769.6% |
| 2026 | ~$229,420,713 | ~$117,095,000 | ~2.0465% | ~$2,396,332 | +115.5% |
| 2027 | ~$494,446,814 | ~$128,804,500 | ~2.0465% | ~$2,635,965 | +364.5% |
| 2028 | ~$1,065,630,254 | ~$141,684,950 | ~2.0465% | ~$2,899,561 | +901.1% |
| 2029 | ~$2,296,643,047 | ~$155,853,445 | ~2.0465% | ~$3,189,517 | +2057.5% |
| 2030 | ~$4,949,718,032 | ~$171,438,790 | ~2.0465% | ~$3,508,469 | +4549.8% |
| 2026 | ~$233,678,713 | ~$117,095,000 | ~1.9977% | ~$2,339,163 | +119.5% |
| 2027 | ~$512,970,791 | ~$128,804,500 | ~1.9488% | ~$2,510,193 | +381.9% |
| 2028 | ~$1,126,071,904 | ~$141,684,950 | ~1.9000% | ~$2,692,038 | +957.8% |
| 2029 | ~$2,471,949,581 | ~$155,853,445 | ~1.8512% | ~$2,885,150 | +2222.2% |
| 2030 | ~$5,426,416,119 | ~$171,438,790 | ~1.8024% | ~$3,089,963 | +4997.6% |
In 2025, this property's market value of $106,450,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 205× the county median of $519,778. Multi-Family here is the broad TCAD category — every multi-family 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 | $106,450,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $124,620,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $118,500,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $89,940,000 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $4,755,009 | $300,453 | $376,850 | $539,896 | ↑ 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.