4211 S LAMAR BLVD TX 78704
| Owner | RPT LAKEHILLS LLC |
|---|---|
| Parcel ID | 0406110101 |
| Short ID | 508992 |
| Type | Real |
| Use Code | 42 Neighborhood Shopping Center |
| Valuation | Income |
| Improvement SF | 76,914 SF |
| Land SF | 263,657 SF |
| Acres | 6.053 |
| Year Built | 1980 |
| Legal | LOT 1 BARTON MARKET SQUARE & LOT 4 BARTON MARKET SQUARE SEC 3 |
| Neighborhood | 42CEN |
| Land | $26,365,700 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $26,365,700 |
| Improvement | $2,214,300 |
|---|---|
| Total Improvement | $2,214,300 |
| Market | $28,580,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $28,580,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $28,580,000 |
| Taxable Value | $28,580,000 |
|---|
Appreciation: Market value has fallen -12.1% from $32,509,840 (2021) to $28,580,000 (2025), a CAGR of -3.2% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2021→2023), 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 $584,885. 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 92% of market value ($26,365,700 land vs $2,214,300 improvements), about $100/SF of land. With value concentrated in the land under a ~46-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 $28,580,000, 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 -3.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $24,328,844 by 2030, with an estimated annual tax burden around $458,293. 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.
7 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 236,687 SF | ✗ |
| 1ST | 1st Floor | 76,914 SF | ✓ |
| 491 | SPRINKLER HEADS | 76,626 SF | ✗ |
| SO | Sketch Only | 76,626 SF | ✗ |
| 611 | TERRACE | 13,986 SF | ✗ |
| 501 | CANOPY | 8,707 SF | ✗ |
| 482 | LIGHT POLES | 4 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% | $264,422.16 | $264,422.16 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $149,764.06 | $149,764.06 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $107,416.50 | $107,416.50 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $33,730.97 | $33,730.97 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $29,551.72 | $29,551.72 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $584,885.41 | $584,885.41 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $27,687,361 | $28,580,000 | -3.1% |
| Assessed Value | $27,687,361 | $28,580,000 | -3.1% |
| Land Value | $26,365,700 | $26,365,700 | +0.0% |
| Improvement Value | $1,321,661 | $2,214,300 | -40.3% |
| Taxable Value | $27,687,361 | $28,580,000 | -3.1% |
| Total Tax 2026 = estimate |
~$566,618
Estimated
|
~$584,885
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $29,795,087 | $27,687,361 | -2,107,726 (-7.1%) |
| Taxable Value | $29,795,087 | $27,687,361 | -2,107,726 (-7.1%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $27,687,361 | $26,365,700 | $1,321,661 | — | $27,687,361 | $27,687,361 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $28,580,000 | $26,365,700 | $2,214,300 | — | $28,580,000 | $28,580,000 | ~$584,885 | Partial |
| 2024 | $28,851,316 | — | — | −$2,485,616 | $26,365,700 | $— | $598,508 | Verified |
| 2023 | $28,000,000 | — | — | −$1,634,300 | $26,365,700 | $— | $521,992 | Verified |
| 2022 | $— | — | — | — | $13,182,850 | $— | $552,978 | Verified |
| 2021 | $32,509,840 | — | — | −$19,326,990 | $13,182,850 | $— | $577,669 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +4.3% | +4.3% | ~100% | Not available | Partial |
| 2025 | -7.7% | -7.7% | ~100% | Not available | Partial |
| 2024 | +7.3% | +7.3% | ~100% | 1.9300% | Verified |
| 2023 | +3.0% | +3.0% | ~100% | 1.8100% | Verified |
| 2022 | +2.5% | +2.5% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 1.7800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +4.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -3.1% | -3.7% | -2.5% | +3.0% | 2024 | -13.9% | 2023 |
| Assessment Ratio | 100.0% | 85.2% | — | 100.0% | 2025 | 40.6% | 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 |
$584,885 | $570,763 | ~$506,747 | $598,508 | 2024 | $521,992 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$27,674,136 | ~$27,674,136 | ~2.0139% | ~$557,340 | -3.2% |
| 2027 | ~$26,796,984 | ~$26,796,984 | ~1.9814% | ~$530,952 | -6.2% |
| 2028 | ~$25,947,634 | ~$25,947,634 | ~1.9488% | ~$505,678 | -9.2% |
| 2029 | ~$25,125,205 | ~$25,125,205 | ~1.9163% | ~$481,472 | -12.1% |
| 2030 | ~$24,328,844 | ~$24,328,844 | ~1.8837% | ~$458,293 | -14.9% |
| 2026 | ~$27,151,000 | ~$27,151,000 | ~2.0465% | ~$555,641 | -5.0% |
| 2027 | ~$25,793,450 | ~$25,793,450 | ~2.0465% | ~$527,859 | -9.8% |
| 2028 | ~$24,503,777 | ~$24,503,777 | ~2.0465% | ~$501,466 | -14.3% |
| 2029 | ~$23,278,589 | ~$23,278,589 | ~2.0465% | ~$476,393 | -18.5% |
| 2030 | ~$22,114,659 | ~$22,114,659 | ~2.0465% | ~$452,573 | -22.6% |
| 2026 | ~$28,245,736 | ~$28,245,736 | ~1.9977% | ~$564,254 | -1.2% |
| 2027 | ~$27,915,382 | ~$27,915,382 | ~1.9488% | ~$544,026 | -2.3% |
| 2028 | ~$27,588,891 | ~$27,588,891 | ~1.9000% | ~$524,194 | -3.5% |
| 2029 | ~$27,266,219 | ~$27,266,219 | ~1.8512% | ~$504,751 | -4.6% |
| 2030 | ~$26,947,321 | ~$26,947,321 | ~1.8024% | ~$485,691 | -5.7% |
In 2025, this property's market value of $28,580,000 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 20× 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 | $28,580,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $28,851,316 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $28,000,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | — | $553,066 | $1,215,730 | $2,939,150 | — | +3.3% |
| 2021 | $32,509,840 | $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.