2709 S LAMAR BLVD TX 78704
| Owner | SL6 SOUTH LAMAR LP |
|---|---|
| Parcel ID | 0404070102 |
| Short ID | 552896 |
| Type | Real |
| Use Code | 63 Mini-Warehouse / Self-Storage |
| Valuation | Income |
| Improvement SF | 28,899 SF |
| Land SF | 69,783 SF |
| Acres | 1.602 |
| Year Built | 1973 |
| Legal | LOT 1 CAMPION NUNZIE SUBD |
| Neighborhood | 63SOU |
| Land | $8,618,201 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $8,618,201 |
| Improvement | $2,000 |
|---|---|
| Total Improvement | $2,000 |
| Market | $8,620,201 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $8,620,201 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $8,620,201 |
| Taxable Value | $8,620,201 |
|---|
Appreciation: Market value has risen +75.9% from $4,900,000 (2021) to $8,620,201 (2025), a CAGR of 15.2% 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 $176,411. 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 100% of market value ($8,618,201 land vs $2,000 improvements), about $124/SF of land. With value concentrated in the land under a ~53-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 $8,620,201, this parcel sits in the top quartile (≥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 +15.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $17,465,018 by 2030, with an estimated annual tax burden around $261,518. 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 | 41,700 SF | ✗ |
| 1ST | 1st Floor | 28,899 SF | ✓ |
| 881 | COMMCL FINISHOUT | 660 SF | ✓ |
| 541 | FENCE COMM LF | 580 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 346 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% | $79,754.10 | $79,754.10 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $45,171.32 | $45,171.32 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $32,398.59 | $32,398.59 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $10,173.82 | $10,173.82 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $8,913.29 | $8,913.29 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $176,411.12 | $176,411.12 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $8,620,201 | $8,620,201 | +0.0% |
| Assessed Value | $8,620,201 | $8,620,201 | +0.0% |
| Land Value | $8,618,201 | $8,618,201 | +0.0% |
| Improvement Value | $2,000 | $2,000 | +0.0% |
| Taxable Value | $8,620,201 | $8,620,201 | +0.0% |
| Total Tax 2026 = estimate |
~$176,411
Estimated
|
~$176,411
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $8,620,201 | $8,620,201 | +0 (+0.0%) |
| Taxable Value | $8,620,201 | $8,620,201 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $8,620,201 | $8,618,201 | $2,000 | — | $8,620,201 | $8,620,201 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $8,620,201 | $8,618,201 | $2,000 | — | $8,620,201 | $8,620,201 | ~$176,411 | Partial |
| 2024 | $8,620,201 | — | — | −$2,000 | $8,618,201 | $— | $170,836 | Verified |
| 2023 | $5,968,447 | — | — | — | $8,618,201 ! | $— | $155,961 | Verified |
| 2022 | $4,900,000 | — | — | — | $5,966,447 ! | $— | $117,872 | Verified |
| 2021 | $4,900,000 | — | — | −$1,847 | $4,898,153 | $— | $106,657 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.9800% | Verified |
| 2023 | +44.4% | +44.4% | ~100% | 1.8100% | Verified |
| 2022 | +21.8% | +21.8% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +75.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +13.2% | +15.2% | +44.4% | 2024 | +0.0% | 2022 |
| Assessment Ratio | 100.0% | 111.0% | — | 144.4% | 2023 | 100.0% | 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 |
$176,411 | $145,548 | ~$224,921 | $176,411 | 2025 | $106,657 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$9,927,679 | ~$9,482,221 | ~2.0139% | ~$190,966 | +15.2% |
| 2027 | ~$11,433,470 | ~$10,430,443 | ~1.9814% | ~$206,668 | +32.6% |
| 2028 | ~$13,167,653 | ~$11,473,488 | ~1.9488% | ~$223,600 | +52.8% |
| 2029 | ~$15,164,870 | ~$12,620,836 | ~1.9163% | ~$241,852 | +75.9% |
| 2030 | ~$17,465,018 | ~$13,882,920 | ~1.8837% | ~$261,518 | +102.6% |
| 2026 | ~$9,755,275 | ~$9,482,221 | ~2.0465% | ~$194,052 | +13.2% |
| 2027 | ~$11,039,811 | ~$10,430,443 | ~2.0465% | ~$213,457 | +28.1% |
| 2028 | ~$12,493,489 | ~$11,473,488 | ~2.0465% | ~$234,803 | +44.9% |
| 2029 | ~$14,138,582 | ~$12,620,836 | ~2.0465% | ~$258,284 | +64.0% |
| 2030 | ~$16,000,295 | ~$13,882,920 | ~2.0465% | ~$284,112 | +85.6% |
| 2026 | ~$10,100,083 | ~$9,482,221 | ~1.9977% | ~$189,423 | +17.2% |
| 2027 | ~$11,834,025 | ~$10,430,443 | ~1.9488% | ~$203,273 | +37.3% |
| 2028 | ~$13,865,643 | ~$11,473,488 | ~1.9000% | ~$217,998 | +60.9% |
| 2029 | ~$16,246,042 | ~$12,620,836 | ~1.8512% | ~$233,636 | +88.5% |
| 2030 | ~$19,035,098 | ~$13,882,920 | ~1.8024% | ~$250,222 | +120.8% |
In 2025, this property's market value of $8,620,201 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 6× 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 | $8,620,201 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $8,620,201 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $5,968,447 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $4,900,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $4,900,000 | $517,750 | $1,142,600 | $2,780,453 | ↑ 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.