4608 S LAMAR BLVD TX 78704
| Owner | 4608 SOUTH LAMAR STAR INVESTMENTS LLC |
|---|---|
| Parcel ID | 0408150402 |
| Short ID | 509402 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 15,944 SF |
| Land SF | 210,482 SF |
| Acres | 4.832 |
| Year Built | 1972 |
| Legal | LOT 5 LESS .038 A PLUS .35 A OF LOT 3 WHITE J D SUBD |
| Neighborhood | 53SOU |
| Land | $6,735,424 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $6,735,424 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $3,457,258 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,457,258 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $3,457,258 |
| Taxable Value | $3,457,258 |
|---|
| Total Due | $144,155.59 |
|---|---|
| First Delinquent | 2024 |
Appreciation: Market value has risen +129.1% from $1,509,000 (2021) to $3,457,258 (2025), a CAGR of 23.0% 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 $70,752. 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 195% of market value ($6,735,424 land vs $0 improvements), about $32/SF of land. With value concentrated in the land under a ~54-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 $3,457,258, 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 +23.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $9,745,070 by 2030, with an estimated annual tax burden around $104,886. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
Delinquent Taxes: $144,155.59 in unpaid taxes since 2024. These become a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 15,944 SF | ✓ |
| 551 | PAVED AREA | 15,536 SF | ✗ |
| 095 | HVAC RESIDENTIAL | 3,344 SF | ✗ |
| 541 | FENCE COMM LF | 750 SF | ✗ |
| 501 | CANOPY | 234 SF | ✗ |
| 522C | FIREPLACE COMM | 1 SF | ✓ |
| Entity | 2024 Rate | 2025 Rate | Rate Effect |
|---|---|---|---|
| City of Austin | 0.4776% | 0.5240% | +1,605 |
| Travis County | 0.3444% | 0.3758% | +1,086 |
| Austin ISD | 0.9505% | 0.9252% | -875 |
| Travis Central Health | 0.1080% | 0.1180% | +348 |
| Austin Community College | 0.1013% | 0.1034% | +73 |
Market value changed by 244% in 2023, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
This parcel has unpaid taxes on record. Delinquent taxes are a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
| 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% | $31,986.55 | $4,520.90 | $27,465.65 |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $18,116.62 | $2,560.58 | $15,556.04 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $12,993.93 | $1,836.54 | $11,157.39 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $4,080.36 | $576.72 | $3,503.64 |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $3,574.80 | $505.26 | $3,069.54 |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $70,752.26 | $10,000.00 | $60,752.26 |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,457,258 | $3,457,258 | +0.0% |
| Assessed Value | $3,457,258 | $3,457,258 | +0.0% |
| Land Value | $6,735,424 | $6,735,424 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $3,457,258 | $3,457,258 | +0.0% |
| Total Tax 2026 = estimate |
~$70,752
Estimated
|
$70,752 | ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,457,258 | $3,457,258 | +0 (+0.0%) |
| Taxable Value | $3,457,258 | $3,457,258 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,457,258 | $6,735,424 | — | — | $3,457,258 | $3,457,258 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,457,258 | $6,735,424 | — | — | $3,457,258 | $3,457,258 | $70,752 | Verified |
| 2024 | $3,457,258 | — | — | — | $3,457,258 | $— | $68,516 | Verified |
| 2023 | $1,632,063 | — | — | — | $5,051,568 ! | $— | $62,550 | Verified |
| 2022 | $1,509,000 | — | — | −$176,965 | $1,332,035 | $— | $32,232 | Verified |
| 2021 | $1,509,000 | — | — | −$177,044 | $1,331,956 | $— | $32,846 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | -50.3% | -50.3% | ~100% | 2.0500% | Verified |
| 2024 | +24.0% | +24.0% | ~100% | 0.9900% | Verified |
| 2023 | +243.6% ! | +243.6% | ~100% | 1.1200% | Verified |
| 2022 | +8.2% | +8.2% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +129.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +24.0% | +23.0% | +111.8% | 2024 | +0.0% | 2022 |
| Assessment Ratio | 100.0% | 131.0% | — | 309.5% | 2023 | 88.3% | 2021 |
| Effective Tax Rate (2025) | 2.0500% | 2.0500% | — | 2.0500% | 2025 | 2.0500% | 2025 |
| Tax Amount | $70,752 | $53,379 | ~$90,208 | $70,752 | 2025 | $32,232 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$4,253,461 | ~$3,802,984 | ~2.0139% | ~$76,590 | +23.0% |
| 2027 | ~$5,233,028 | ~$4,183,282 | ~1.9814% | ~$82,887 | +51.4% |
| 2028 | ~$6,438,189 | ~$4,601,610 | ~1.9488% | ~$89,678 | +86.2% |
| 2029 | ~$7,920,897 | ~$5,061,771 | ~1.9163% | ~$96,998 | +129.1% |
| 2030 | ~$9,745,070 | ~$5,567,949 | ~1.8837% | ~$104,886 | +181.9% |
| 2026 | ~$4,184,316 | ~$3,802,984 | ~2.0465% | ~$77,827 | +21.0% |
| 2027 | ~$5,064,273 | ~$4,183,282 | ~2.0465% | ~$85,610 | +46.5% |
| 2028 | ~$6,129,284 | ~$4,601,610 | ~2.0465% | ~$94,171 | +77.3% |
| 2029 | ~$7,418,265 | ~$5,061,771 | ~2.0465% | ~$103,588 | +114.6% |
| 2030 | ~$8,978,318 | ~$5,567,949 | ~2.0465% | ~$113,947 | +159.7% |
| 2026 | ~$4,322,606 | ~$3,802,984 | ~1.9977% | ~$75,971 | +25.0% |
| 2027 | ~$5,404,549 | ~$4,183,282 | ~1.9488% | ~$81,525 | +56.3% |
| 2028 | ~$6,757,302 | ~$4,601,610 | ~1.9000% | ~$87,431 | +95.5% |
| 2029 | ~$8,448,648 | ~$5,061,771 | ~1.8512% | ~$93,703 | +144.4% |
| 2030 | ~$10,563,335 | ~$5,567,949 | ~1.8024% | ~$100,355 | +205.5% |
In 2025, this property's market value of $3,457,258 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — +144% above 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 | $3,457,258 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $3,457,258 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,632,063 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,509,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,509,000 | $517,750 | $1,142,600 | $2,780,453 | ↑ Above median | 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.