600 GUADALUPE ST 2 TX 78701
| Owner | LEGACY GUADALUPE LLC |
|---|---|
| Parcel ID | 0206012403 |
| Short ID | 929022 |
| Type | Real |
| Use Code | 108 Luxury Hi-Rise Apts 100+ |
| Valuation | Income |
| Improvement SF | 293,160 SF |
| Land SF | 27,990 SF |
| Acres | 0.643 |
| Year Built | 2021 |
| Legal | UNT MASTER UNIT 2 600 GUADALUPE MASTER CONDOMINIUM PLUS 37.0 % INT IN COM AREA |
| Neighborhood | 08HIR |
| Land | $25,325,135 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $25,325,135 |
| Improvement | $207,535,153 |
|---|---|
| Total Improvement | $207,535,153 |
| Market | $232,860,288 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $232,860,288 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $232,860,288 |
| Taxable Value | $232,860,288 |
|---|
Appreciation: Market value has risen +1342.3% from $16,145,438 (2021) to $232,860,288 (2025), a CAGR of 94.9% over 4 years. This is strong appreciation — well above typical inflation. Growth has been fairly evenly spread across these years rather than concentrated in one jump. Over the same span, the median Multi-Family parcel countywide rose +37.9%, so this parcel has outpaced the broader multi-family 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 $4,765,451. Austin ISD is the largest single contributor, at 43.3% of the total 2025 levy.
Asset Class: Multi-family residential. 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 11% of market value ($25,325,135 land vs $207,535,153 improvements), about $905/SF of land. Most value sits in the improvements, so building condition, age (~5 yrs), and rent roll drive the underwriting.
Submarket Position: At $232,860,288, this parcel sits in the top quartile (≥75th percentile) of Multi-Family property in Travis County — county median $519,778 (P25 $438,669 / P75 $749,859, n=12,584). Multi-Family here is the broad TCAD category — every multi-family 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 +94.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $6,544,891,165 by 2030, with an estimated annual tax burden around $123,288,896. 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.
2 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 293,160 SF | ✓ |
| 187 | PARKING GARAGE | 163,800 SF | ✓ |
Market value changed by 177% in 2022, 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% | $2,154,423.38 | $2,154,423.38 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $1,220,227.50 | $1,220,227.50 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $875,193.75 | $875,193.75 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $274,828.70 | $274,828.70 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $240,777.54 | $240,777.54 | Paid |
| P2U | — | — | — | — | — | — | $214,933.27 | $214,933.27 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $4,980,384.14 | $4,980,384.14 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $241,689,381 | $232,860,288 | +3.8% |
| Assessed Value | $241,689,381 | $232,860,288 | +3.8% |
| Land Value | $35,826,893 | $25,325,135 | +41.5% |
| Improvement Value | $205,862,488 | $207,535,153 | -0.8% |
| Taxable Value | $241,689,381 | $232,860,288 | +3.8% |
| Total Tax 2026 = estimate |
~$4,946,137
Estimated
|
~$4,980,384
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $241,689,381 | $241,689,381 | +0 (+0.0%) |
| Taxable Value | $241,689,381 | $241,689,381 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $241,689,381 | $35,826,893 | $205,862,488 | — | $241,689,381 | $241,689,381 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $232,860,288 | $25,325,135 | $207,535,153 | — | $232,860,288 | $232,860,288 | ~$4,980,384 | Partial |
| 2024 | $111,257,970 | — | — | −$87,475,483 | $23,782,487 | $— | $2,753,468 | Verified |
| 2023 | $55,378,004 | — | — | −$39,232,566 | $16,145,438 | $— | $2,115,383 | Verified |
| 2022 | $20,016,072 | — | — | −$3,870,634 | $16,145,438 | $— | $1,148,551 | Verified |
| 2021 | $16,145,438 | — | — | — | $16,145,438 | $— | $455,202 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +3.8% | +3.8% | ~100% | Not available | Partial |
| 2025 | +75.4% ! | +75.4% | ~100% | Not available | Partial |
| 2024 | +19.3% | +19.3% | ~100% | 2.0700% | Verified |
| 2023 | +100.9% ! | +100.9% | ~100% | 1.9000% | Verified |
| 2022 | +176.7% ! | +176.7% | ~100% | 2.0700% | Verified |
| 2021 | base year | — | ~100% | 2.8200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1063.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +3.8% | +82.9% | +93.5% | +176.7% | 2023 | +3.8% | 2026 |
| Assessment Ratio | 100.0% | 71.9% | — | 100.0% | 2021 | 21.4% | 2024 |
| Effective Tax Rate (2025) | 2.1400% | 2.1400% | — | 2.1400% | 2025 | 2.1400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$4,980,384 | $2,290,598 | ~$49,578,787 | $4,980,384 | 2025 | $455,202 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$453,791,994 | ~$453,791,994 | ~2.0139% | ~$9,139,083 | +94.9% |
| 2027 | ~$884,337,883 | ~$884,337,883 | ~1.9814% | ~$17,522,165 | +279.8% |
| 2028 | ~$1,723,374,369 | ~$1,723,374,369 | ~1.9488% | ~$33,585,800 | +640.1% |
| 2029 | ~$3,358,466,567 | ~$3,358,466,567 | ~1.9163% | ~$64,357,993 | +1342.3% |
| 2030 | ~$6,544,891,165 | ~$6,544,891,165 | ~1.8837% | ~$123,288,896 | +2710.7% |
| 2026 | ~$449,134,789 | ~$449,134,789 | ~2.0465% | ~$9,191,476 | +92.9% |
| 2027 | ~$866,279,348 | ~$866,279,348 | ~2.0465% | ~$17,728,277 | +272.0% |
| 2028 | ~$1,670,856,783 | ~$1,670,856,783 | ~2.0465% | ~$34,193,833 | +617.5% |
| 2029 | ~$3,222,704,544 | ~$3,222,704,544 | ~2.0465% | ~$65,952,165 | +1284.0% |
| 2030 | ~$6,215,867,621 | ~$6,215,867,621 | ~2.0465% | ~$127,206,798 | +2569.4% |
| 2026 | ~$458,449,200 | ~$458,449,200 | ~1.9977% | ~$9,158,267 | +96.9% |
| 2027 | ~$902,582,707 | ~$902,582,707 | ~1.9488% | ~$17,589,888 | +287.6% |
| 2028 | ~$1,776,981,055 | ~$1,776,981,055 | ~1.9000% | ~$33,762,938 | +663.1% |
| 2029 | ~$3,498,473,486 | ~$3,498,473,486 | ~1.8512% | ~$64,763,531 | +1402.4% |
| 2030 | ~$6,887,702,430 | ~$6,887,702,430 | ~1.8024% | ~$124,141,968 | +2857.9% |
In 2025, this property's market value of $232,860,288 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 448× the county median of $519,778. Multi-Family here is the broad TCAD category — every multi-family 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 | $232,860,288 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $111,257,970 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $55,378,004 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $20,016,072 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $16,145,438 | $300,453 | $376,850 | $539,896 | ↑ 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.