610 GUADALUPE ST TX 78701
| Owner | 610 GUADALUPE LLC |
|---|---|
| Parcel ID | 0206010904 |
| Short ID | 194269 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 3,820 SF |
| Land SF | 5,973 SF |
| Acres | 0.137 |
| Year Built | 1900 |
| Legal | 0.1371 AC OF LOT 5-6 BLOCK 073 ORIGINAL CITY |
| Neighborhood | 59CBD |
| Land | $1,044,080 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,044,080 |
| Improvement | $432,938 |
|---|---|
| Total Improvement | $432,938 |
| Market | $1,477,018 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,477,018 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,477,018 |
| Exemptions (−) (HT) | −$477,489 |
|---|---|
| Taxable Value | $999,529 |
Appreciation: Market value has fallen -10.1% from $1,643,800 (2021) to $1,477,018 (2025), a CAGR of -2.6% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2024→2025), 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 $20,455. Austin ISD is the largest single contributor, at 48.5% 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 71% of market value ($1,044,080 land vs $432,938 improvements), about $175/SF of land. With value concentrated in the land under a ~126-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 $1,477,018, this parcel sits in the upper-middle (50th–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 -2.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,292,132 by 2030, with an estimated annual tax burden around $24,340. 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 |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 3,820 SF | ✗ |
| 1ST | 1st Floor | 2,380 SF | ✓ |
| FBSMT | Finished Basement | 1,440 SF | ✓ |
| 551 | PAVED AREA | 990 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 450 SF | ✗ |
| 522C | FIREPLACE COMM | 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% | $11,456.50 | $11,456.50 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $5,237.70 | $5,237.70 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,756.68 | $3,756.68 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,527.24 | $1,527.24 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,179.67 | $1,179.67 | Paid |
| P2U | — | — | — | — | — | — | $462.06 | $462.06 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $23,619.85 | $23,619.85 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,566,880 | $1,477,018 | +6.1% |
| Assessed Value | $1,566,880 | $1,477,018 | +6.1% |
| Land Value | $1,194,600 | $1,044,080 | +14.4% |
| Improvement Value | $372,280 | $432,938 | -14.0% |
| Taxable Value | $895,966 | $999,529 | -10.4% |
| Exemptions | HT | HT | |
| Total Tax 2026 = estimate |
~$18,336
Estimated
|
~$23,620
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,458,625 | $1,566,880 | -891,745 (-36.3%) |
| Taxable Value | $1,101,508 | $895,966 | -205,542 (-18.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,566,880 | $1,194,600 | $372,280 | — | $1,566,880 | $895,966 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,477,018 | $1,044,080 | $432,938 | — | $1,477,018 | $999,529 | ~$23,620 | Partial |
| 2024 | $1,772,993 | — | — | −$728,913 | $1,044,080 | $— | $26,947 | Verified |
| 2023 | $1,619,811 | — | — | −$575,731 | $1,044,080 | $— | $24,665 | Verified |
| 2022 | $1,619,811 | — | — | −$575,731 | $1,044,080 | $— | $24,998 | Verified |
| 2021 | $1,643,800 | — | — | −$599,720 | $1,044,080 | $— | $27,371 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +66.5% | +20.0% | 72.1% | Not available | Partial |
| 2025 | -16.7% | -16.7% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.5200% | Verified |
| 2023 | +9.5% | +9.5% | ~100% | 1.3900% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.5400% | Verified |
| 2021 | base year | — | ~100% | 1.6700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -8.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +6.1% | -0.5% | -3.8% | +9.5% | 2024 | -16.7% | 2025 |
| Assessment Ratio | 100.0% | 75.2% | — | 100.0% | 2025 | 58.9% | 2024 |
| Effective Tax Rate (2025) | 1.6000% | 1.6000% | — | 1.6000% | 2025 | 1.6000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$23,620 | $25,520 | ~$26,608 | $27,371 | 2021 | $23,620 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,438,037 | ~$1,438,037 | ~2.0139% | ~$28,961 | -2.6% |
| 2027 | ~$1,400,084 | ~$1,400,084 | ~1.9814% | ~$27,741 | -5.2% |
| 2028 | ~$1,363,134 | ~$1,363,134 | ~1.9488% | ~$26,565 | -7.7% |
| 2029 | ~$1,327,158 | ~$1,327,158 | ~1.9163% | ~$25,432 | -10.1% |
| 2030 | ~$1,292,132 | ~$1,292,132 | ~1.8837% | ~$24,340 | -12.5% |
| 2026 | ~$1,408,496 | ~$1,408,496 | ~2.0465% | ~$28,825 | -4.6% |
| 2027 | ~$1,343,154 | ~$1,343,154 | ~2.0465% | ~$27,487 | -9.1% |
| 2028 | ~$1,280,842 | ~$1,280,842 | ~2.0465% | ~$26,212 | -13.3% |
| 2029 | ~$1,221,422 | ~$1,221,422 | ~2.0465% | ~$24,996 | -17.3% |
| 2030 | ~$1,164,758 | ~$1,164,758 | ~2.0465% | ~$23,837 | -21.1% |
| 2026 | ~$1,467,577 | ~$1,467,577 | ~1.9977% | ~$29,317 | -0.6% |
| 2027 | ~$1,458,197 | ~$1,458,197 | ~1.9488% | ~$28,418 | -1.3% |
| 2028 | ~$1,448,876 | ~$1,448,876 | ~1.9000% | ~$27,529 | -1.9% |
| 2029 | ~$1,439,615 | ~$1,439,615 | ~1.8512% | ~$26,650 | -2.5% |
| 2030 | ~$1,430,413 | ~$1,430,413 | ~1.8024% | ~$25,781 | -3.2% |
In 2025, this property's market value of $1,477,018 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +4% 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 | $1,477,018 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,772,993 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,619,811 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,619,811 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,643,800 | $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.