3701 S LAMAR BLVD TX 78704
| Owner | PISCES FOODS L L C |
|---|---|
| Parcel ID | 0404130301 |
| Short ID | 306069 |
| Type | Real |
| Use Code | 33 Fast Food Restaurant |
| Valuation | Income |
| Improvement SF | 3,656 SF |
| Land SF | 45,781 SF |
| Acres | 1.051 |
| Year Built | 2015 |
| Legal | LOT 2 PANTHER TRAIL SUBD |
| Neighborhood | 33CEN |
| Land | $5,493,720 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $5,493,720 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $4,750,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $4,750,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $4,750,000 |
| Taxable Value | $4,750,000 |
|---|
Appreciation: Market value has risen +22.8% from $3,867,059 (2021) to $4,750,000 (2025), a CAGR of 5.3% over 4 years. This represents moderate, steady growth. 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 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 $97,208. 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 116% of market value ($5,493,720 land vs $0 improvements), about $120/SF of land. With value concentrated in the land, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $4,750,000, 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 +5.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $6,142,351 by 2030, with an estimated annual tax burden around $115,706. 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.
3 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 611 | TERRACE | 3,966 SF | ✗ |
| 1ST | 1st Floor | 3,656 SF | ✓ |
| 501 | CANOPY | 2,196 SF | ✗ |
Market value changed by 167% in 2023, 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% | $43,947.00 | $43,947.00 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $24,890.81 | $24,890.81 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $17,852.64 | $17,852.64 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $5,606.09 | $5,606.09 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $4,911.50 | $4,911.50 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $97,208.04 | $97,208.04 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $5,154,779 | $4,750,000 | +8.5% |
| Assessed Value | $5,154,779 | $4,750,000 | +8.5% |
| Land Value | $5,493,720 | $5,493,720 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $5,154,779 | $4,750,000 | +8.5% |
| Total Tax 2026 = estimate |
~$105,492
Estimated
|
~$97,208
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $5,612,589 | $5,154,779 | -457,810 (-8.2%) |
| Taxable Value | $5,612,589 | $5,154,779 | -457,810 (-8.2%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $5,154,779 | $5,493,720 | — | — | $5,154,779 | $5,154,779 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $4,750,000 | $5,493,720 | — | — | $4,750,000 | $4,750,000 | ~$97,208 | Partial |
| 2024 | $5,727,000 | — | — | −$233,280 | $5,493,720 | $— | $111,118 | Verified |
| 2023 | $2,447,984 | — | — | — | $5,493,720 ! | $— | $103,616 | Verified |
| 2022 | $3,363,800 | — | — | −$915,816 | $2,447,984 | $— | $48,346 | Verified |
| 2021 | $3,867,059 | — | — | −$662,389 | $3,204,670 | $— | $73,219 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +18.2% | +18.2% | ~100% | Not available | Partial |
| 2025 | -15.3% | -15.3% | ~100% | Not available | Partial |
| 2024 | -14.4% | -14.4% | ~100% | 1.9800% | Verified |
| 2023 | +167.5% ! | +167.5% | ~100% | 1.5800% | Verified |
| 2022 | -27.2% | -27.2% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 1.8900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +41.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +8.5% | +17.0% | +3.6% | +133.9% | 2024 | -27.2% | 2023 |
| Assessment Ratio | 100.0% | 112.7% | — | 224.4% | 2023 | 72.8% | 2022 |
| 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 |
$97,208 | $86,701 | ~$108,108 | $111,118 | 2024 | $48,346 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$5,000,596 | ~$5,000,596 | ~2.0139% | ~$100,709 | +5.3% |
| 2027 | ~$5,264,414 | ~$5,264,414 | ~1.9814% | ~$104,308 | +10.8% |
| 2028 | ~$5,542,149 | ~$5,542,149 | ~1.9488% | ~$108,008 | +16.7% |
| 2029 | ~$5,834,537 | ~$5,834,537 | ~1.9163% | ~$111,807 | +22.8% |
| 2030 | ~$6,142,351 | ~$6,142,351 | ~1.8837% | ~$115,706 | +29.3% |
| 2026 | ~$4,905,596 | ~$4,905,596 | ~2.0465% | ~$100,392 | +3.3% |
| 2027 | ~$5,066,290 | ~$5,066,290 | ~2.0465% | ~$103,681 | +6.7% |
| 2028 | ~$5,232,247 | ~$5,232,247 | ~2.0465% | ~$107,077 | +10.2% |
| 2029 | ~$5,403,641 | ~$5,403,641 | ~2.0465% | ~$110,585 | +13.8% |
| 2030 | ~$5,580,649 | ~$5,580,649 | ~2.0465% | ~$114,207 | +17.5% |
| 2026 | ~$5,095,596 | ~$5,095,596 | ~1.9977% | ~$101,793 | +7.3% |
| 2027 | ~$5,466,338 | ~$5,466,338 | ~1.9488% | ~$106,530 | +15.1% |
| 2028 | ~$5,864,053 | ~$5,864,053 | ~1.9000% | ~$111,418 | +23.5% |
| 2029 | ~$6,290,705 | ~$6,290,705 | ~1.8512% | ~$116,453 | +32.4% |
| 2030 | ~$6,748,398 | ~$6,748,398 | ~1.8024% | ~$121,631 | +42.1% |
In 2025, this property's market value of $4,750,000 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 3× 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 | $4,750,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $5,727,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $2,447,984 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $3,363,800 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $3,867,059 | $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.