5016 W U S HY 290 TX 78735
| Owner | LAMY SOUTH TOWNE LTD |
|---|---|
| Parcel ID | 0406210102 |
| Short ID | 509127 |
| Type | Real |
| Use Code | 46 Discount Store (>25,000 SF) |
| Valuation | Income |
| Improvement SF | 63,292 SF |
| Land SF | 260,924 SF |
| Acres | 5.990 |
| Year Built | 1991 |
| Legal | LOT 2 BLK A POINTE AT GAINES RANCH SUBD |
| Neighborhood | 41SOU |
| Land | $10,436,960 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $10,436,960 |
| Improvement | $3,263,040 |
|---|---|
| Total Improvement | $3,263,040 |
| Market | $13,700,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $13,700,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $13,700,000 |
| Taxable Value | $13,700,000 |
|---|
Appreciation: Market value has fallen -8.2% from $14,920,300 (2021) to $13,700,000 (2025), a CAGR of -2.1% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2025→2026), 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 $280,368. 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 76% of market value ($10,436,960 land vs $3,263,040 improvements), about $40/SF of land. With value concentrated in the land under a ~35-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 $13,700,000, 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 -2.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $12,314,005 by 2030, with an estimated annual tax burden around $231,964. 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.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 80,322 SF | ✗ |
| 1ST | 1st Floor | 63,292 SF | ✓ |
| 491 | SPRINKLER HEADS | 44,050 SF | ✗ |
| 501 | CANOPY | 3,106 SF | ✗ |
| 611 | TERRACE | 3,106 SF | ✗ |
| 482 | LIGHT POLES | 3 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% | $126,752.40 | $126,752.40 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $71,790.33 | $71,790.33 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $51,490.77 | $51,490.77 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $16,169.15 | $16,169.15 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $14,165.80 | $14,165.80 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $280,368.45 | $280,368.45 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $4,330,000 | $13,700,000 | -68.4% |
| Assessed Value | $4,330,000 | $13,700,000 | -68.4% |
| Land Value | $10,436,960 | $10,436,960 | +0.0% |
| Improvement Value | — | $3,263,040 | — |
| Taxable Value | $4,330,000 | $13,700,000 | -68.4% |
| Total Tax 2026 = estimate |
~$88,613
Estimated
|
~$280,368
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $18,078,256 | $4,330,000 | -13,748,256 (-76.0%) |
| Taxable Value | $18,078,256 | $4,330,000 | -13,748,256 (-76.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $4,330,000 | $10,436,960 | — | — | $4,330,000 | $4,330,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $13,700,000 | $10,436,960 | $3,263,040 | — | $13,700,000 | $13,700,000 | ~$280,368 | Partial |
| 2024 | $13,700,000 | — | — | −$3,263,040 | $10,436,960 | $— | $280,349 | Verified |
| 2023 | $13,700,000 | — | — | −$5,872,280 | $7,827,720 | $— | $247,867 | Verified |
| 2022 | $— | — | — | — | $3,913,860 | $— | $270,812 | Verified |
| 2021 | $14,920,300 | — | — | −$11,006,440 | $3,913,860 | $— | $288,623 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +32.0% | +32.0% | ~100% | Not available | Partial |
| 2025 | -3.2% | -3.2% | ~100% | Not available | Partial |
| 2024 | +3.3% | +3.3% | ~100% | 1.9800% | Verified |
| 2023 | -1.8% | -1.8% | ~100% | 1.8100% | Verified |
| 2022 | +3.7% | +3.7% | ~100% | 1.9400% | Verified |
| 2021 | base year | — | ~100% | 1.9300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -68.4% | -19.2% | +40.3% | +0.0% | 2024 | -68.4% | 2026 |
| Assessment Ratio | 100.0% | 71.9% | — | 100.0% | 2025 | 26.2% | 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 |
$280,368 | $274,302 | ~$250,733 | $288,623 | 2021 | $247,867 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$13,410,850 | ~$13,410,850 | ~2.0139% | ~$270,086 | -2.1% |
| 2027 | ~$13,127,804 | ~$13,127,804 | ~1.9814% | ~$260,113 | -4.2% |
| 2028 | ~$12,850,731 | ~$12,850,731 | ~1.9488% | ~$250,440 | -6.2% |
| 2029 | ~$12,579,506 | ~$12,579,506 | ~1.9163% | ~$241,060 | -8.2% |
| 2030 | ~$12,314,005 | ~$12,314,005 | ~1.8837% | ~$231,964 | -10.1% |
| 2026 | ~$13,136,850 | ~$13,136,850 | ~2.0465% | ~$268,844 | -4.1% |
| 2027 | ~$12,596,850 | ~$12,596,850 | ~2.0465% | ~$257,793 | -8.1% |
| 2028 | ~$12,079,046 | ~$12,079,046 | ~2.0465% | ~$247,196 | -11.8% |
| 2029 | ~$11,582,527 | ~$11,582,527 | ~2.0465% | ~$237,035 | -15.5% |
| 2030 | ~$11,106,418 | ~$11,106,418 | ~2.0465% | ~$227,291 | -18.9% |
| 2026 | ~$13,684,850 | ~$13,684,850 | ~1.9977% | ~$273,377 | -0.1% |
| 2027 | ~$13,669,718 | ~$13,669,718 | ~1.9488% | ~$266,401 | -0.2% |
| 2028 | ~$13,654,602 | ~$13,654,602 | ~1.9000% | ~$259,440 | -0.3% |
| 2029 | ~$13,639,502 | ~$13,639,502 | ~1.8512% | ~$252,494 | -0.4% |
| 2030 | ~$13,624,420 | ~$13,624,420 | ~1.8024% | ~$245,563 | -0.6% |
In 2025, this property's market value of $13,700,000 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 | $13,700,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $13,700,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $13,700,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | — | $553,066 | $1,215,730 | $2,939,150 | — | +3.3% |
| 2021 | $14,920,300 | $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.