3508 S LAMAR BLVD TX 78704
| Owner | 3508 SOUTH LAMAR LP |
|---|---|
| Parcel ID | 0404130105 |
| Short ID | 306062 |
| Type | Real |
| Use Code | 52 Office Medium (10–35,000 SF) |
| Valuation | Income |
| Improvement SF | 15,830 SF |
| Land SF | 135,398 SF |
| Acres | 3.108 |
| Year Built | 1987 |
| Legal | LOT 1 ANDREWS TRACT SUBD |
| Neighborhood | 32CEN |
| Land | $14,622,984 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $14,622,984 |
| Improvement | $198,401 |
|---|---|
| Total Improvement | $198,401 |
| Market | $14,821,385 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $14,821,385 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $14,821,385 |
| Taxable Value | $14,821,385 |
|---|
Appreciation: Market value has risen +57.0% from $9,441,400 (2021) to $14,821,385 (2025), a CAGR of 11.9% 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 $303,317. 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 99% of market value ($14,622,984 land vs $198,401 improvements), about $108/SF of land. With value concentrated in the land under a ~39-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 $14,821,385, 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 +11.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $26,043,796 by 2030, with an estimated annual tax burden around $449,649. 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 | 36,500 SF | ✗ |
| 1ST | 1st Floor | 15,830 SF | ✓ |
| 501 | CANOPY | 3,430 SF | ✗ |
| MEZZ | Mezzanine | 1,692 SF | ✓ |
| 503 | CANOPY - BANK | 1,120 SF | ✗ |
| 327 | STORAGE COMM'L | 576 SF | ✓ |
| 611 | TERRACE | 576 SF | ✗ |
| 413 | STAIRWAY EXT | 2 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% | $137,127.45 | $137,127.45 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $77,666.58 | $77,666.58 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $55,705.43 | $55,705.43 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $17,492.64 | $17,492.64 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $15,325.31 | $15,325.31 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $303,317.41 | $303,317.41 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $13,916,013 | $14,821,385 | -6.1% |
| Assessed Value | $13,916,013 | $14,821,385 | -6.1% |
| Land Value | $14,622,984 | $14,622,984 | +0.0% |
| Improvement Value | — | $198,401 | — |
| Taxable Value | $13,916,013 | $14,821,385 | -6.1% |
| Total Tax 2026 = estimate |
~$284,789
Estimated
|
~$303,317
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $15,038,997 | $13,916,013 | -1,122,984 (-7.5%) |
| Taxable Value | $15,038,997 | $13,916,013 | -1,122,984 (-7.5%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $13,916,013 | $14,622,984 | — | — | $13,916,013 | $13,916,013 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $14,821,385 | $14,622,984 | $198,401 | — | $14,821,385 | $14,821,385 | ~$303,317 | Partial |
| 2024 | $14,687,000 | — | — | −$64,016 | $14,622,984 | $— | $269,101 | Verified |
| 2023 | $9,205,000 | — | — | — | $14,622,984 ! | $— | $245,419 | Verified |
| 2022 | $— | — | — | — | $8,530,074 | $— | $168,564 | Verified |
| 2021 | $9,441,400 | — | — | −$911,326 | $8,530,074 | $— | $185,703 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +1.5% | +1.5% | ~100% | Not available | Partial |
| 2025 | -1.4% | -1.4% | ~100% | Not available | Partial |
| 2024 | +2.4% | +2.4% | ~100% | 1.7900% | Verified |
| 2023 | +59.6% | +59.6% | ~100% | 1.6700% | Verified |
| 2022 | +0.6% | +0.6% | ~100% | 1.8300% | Verified |
| 2021 | base year | — | ~100% | 1.9700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +61.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -6.1% | +13.0% | +13.4% | +59.6% | 2024 | -6.1% | 2026 |
| Assessment Ratio | 100.0% | 109.8% | — | 158.9% | 2023 | 90.3% | 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 |
$303,317 | $250,885 | ~$386,724 | $303,317 | 2025 | $185,703 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$16,590,210 | ~$16,303,524 | ~2.0139% | ~$328,343 | +11.9% |
| 2027 | ~$18,570,132 | ~$17,933,876 | ~1.9814% | ~$355,340 | +25.3% |
| 2028 | ~$20,786,343 | ~$19,727,263 | ~1.9488% | ~$384,453 | +40.2% |
| 2029 | ~$23,267,042 | ~$21,699,990 | ~1.9163% | ~$415,835 | +57.0% |
| 2030 | ~$26,043,796 | ~$23,869,989 | ~1.8837% | ~$449,649 | +75.7% |
| 2026 | ~$16,293,782 | ~$16,293,782 | ~2.0465% | ~$333,450 | +9.9% |
| 2027 | ~$17,912,452 | ~$17,912,452 | ~2.0465% | ~$366,576 | +20.9% |
| 2028 | ~$19,691,924 | ~$19,691,924 | ~2.0465% | ~$402,992 | +32.9% |
| 2029 | ~$21,648,175 | ~$21,648,175 | ~2.0465% | ~$443,027 | +46.1% |
| 2030 | ~$23,798,764 | ~$23,798,764 | ~2.0465% | ~$487,038 | +60.6% |
| 2026 | ~$16,886,638 | ~$16,303,524 | ~1.9977% | ~$325,689 | +13.9% |
| 2027 | ~$19,239,669 | ~$17,933,876 | ~1.9488% | ~$349,502 | +29.8% |
| 2028 | ~$21,920,577 | ~$19,727,263 | ~1.9000% | ~$374,821 | +47.9% |
| 2029 | ~$24,975,051 | ~$21,699,990 | ~1.8512% | ~$401,709 | +68.5% |
| 2030 | ~$28,455,144 | ~$23,869,989 | ~1.8024% | ~$430,226 | +92.0% |
In 2025, this property's market value of $14,821,385 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 10× 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 | $14,821,385 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $14,687,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $9,205,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | — | $553,066 | $1,215,730 | $2,939,150 | — | +3.3% |
| 2021 | $9,441,400 | $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.