1306 GUADALUPE ST AUSTIN, TX 78701
| Owner | BURTON W AMON JR & CAROL C |
|---|---|
| Parcel ID | 0210021305 |
| Short ID | 199802 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 1,120 SF |
| Land SF | 5,165 SF |
| Acres | 0.119 |
| Year Built | 1910 |
| Legal | LOT A GUADALUPE HEIGHTS |
| Neighborhood | 59CBD |
| Land | $2,066,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,066,000 |
| Improvement | $269,060 |
|---|---|
| Total Improvement | $269,060 |
| Market | $2,335,060 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,335,060 |
| Value Limitation Adjustment (−) (homestead cap) | −$840,340 |
| Net Appraised (assessed) | $1,494,720 |
| Taxable Value | $1,494,720 |
|---|
Appreciation: Market value has risen +174.7% from $850,000 (2021) to $2,335,060 (2025), a CAGR of 28.7% over 4 years. This is strong appreciation — well above typical inflation. 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 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 $30,589. Austin ISD is the largest single contributor, at 43.9% of the total 2025 levy.
Assessment Gap: Assessed value ($1,494,720) is $840,340 below market value, suggesting potential for an upward assessment in future years.
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 88% of market value ($2,066,000 land vs $269,060 improvements), about $400/SF of land. With value concentrated in the land under a ~116-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 $2,335,060, 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 +28.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $8,258,420 by 2030, with an estimated annual tax burden around $45,347. 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.
5 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,120 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,120 SF | ✗ |
| 631C | PORCH CLOS UNFIN COMM | 480 SF | ✓ |
| 611 | TERRACE | 304 SF | ✗ |
| 521 | FIREPLACE | 2 SF | ✓ |
Market value changed by 175% in 2023, 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% | $13,829.15 | $13,829.15 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $7,832.59 | $7,832.59 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $5,617.83 | $5,617.83 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,764.11 | $1,764.11 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,545.54 | $1,545.54 | Paid |
| P2U | — | — | — | — | — | — | $920.12 | $920.12 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $31,509.34 | $31,509.34 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,560,000 | $2,335,060 | -33.2% |
| Assessed Value | $1,560,000 | $1,494,720 | +4.4% |
| Land Value | $2,582,500 | $2,066,000 | +25.0% |
| Improvement Value | — | $269,060 | — |
| Taxable Value | $1,560,000 | $1,494,720 | +4.4% |
| Total Tax 2026 = estimate |
~$31,925
Estimated
|
~$31,509
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,982,421 | $1,560,000 | -1,422,421 (-47.7%) |
| Taxable Value | $1,793,664 | $1,560,000 | -233,664 (-13.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,560,000 | $2,582,500 | — | — | $1,560,000 | $1,560,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,335,060 | $2,066,000 | $269,060 | −$840,340 | $1,494,720 | $1,494,720 | ~$31,509 | Partial |
| 2024 | $1,038,000 | — | — | — | $2,066,000 ! | $— | $20,427 | Verified |
| 2023 | $850,000 | — | — | — | $2,066,000 ! | $— | $19,278 | Verified |
| 2022 | $850,000 | — | — | −$75,250 | $774,750 | $— | $17,137 | Verified |
| 2021 | $850,000 | — | — | −$75,250 | $774,750 | $— | $18,852 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +27.7% | +20.0% | 60.1% | Not available | Partial |
| 2025 | -3.5% | +20.0% | 64.0% | Not available | Partial |
| 2024 | +3.7% | -46.7% | 51.5% | 0.8400% | Verified |
| 2023 | +174.7% ! | +174.7% | ~100% | 0.8300% | Verified |
| 2022 | -12.9% | -12.9% | ~100% | 2.0200% | Verified |
| 2021 | base year | — | ~100% | 2.2200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +139.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -33.2% | +22.8% | +41.5% | +125.0% | 2025 | -33.2% | 2026 |
| Assessment Ratio | 100.0% | 131.4% | — | 243.1% | 2023 | 64.0% | 2025 |
| Effective Tax Rate (2025) | 1.3500% | 1.3500% | — | 1.3500% | 2025 | 1.3500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$31,509 | $21,441 | ~$39,001 | $31,509 | 2025 | $17,137 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,006,200 | ~$1,644,192 | ~2.0139% | ~$33,113 | +28.7% |
| 2027 | ~$3,870,237 | ~$1,808,611 | ~1.9814% | ~$35,836 | +65.7% |
| 2028 | ~$4,982,616 | ~$1,989,472 | ~1.9488% | ~$38,772 | +113.4% |
| 2029 | ~$6,414,712 | ~$2,188,420 | ~1.9163% | ~$41,936 | +174.7% |
| 2030 | ~$8,258,420 | ~$2,407,262 | ~1.8837% | ~$45,347 | +253.7% |
| 2026 | ~$2,959,498 | ~$1,644,192 | ~2.0465% | ~$33,648 | +26.7% |
| 2027 | ~$3,750,923 | ~$1,808,611 | ~2.0465% | ~$37,013 | +60.6% |
| 2028 | ~$4,753,990 | ~$1,989,472 | ~2.0465% | ~$40,714 | +103.6% |
| 2029 | ~$6,025,296 | ~$2,188,420 | ~2.0465% | ~$44,786 | +158.0% |
| 2030 | ~$7,636,572 | ~$2,407,262 | ~2.0465% | ~$49,264 | +227.0% |
| 2026 | ~$3,052,901 | ~$1,644,192 | ~1.9977% | ~$32,845 | +30.7% |
| 2027 | ~$3,991,419 | ~$1,808,611 | ~1.9488% | ~$35,247 | +70.9% |
| 2028 | ~$5,218,456 | ~$1,989,472 | ~1.9000% | ~$37,800 | +123.5% |
| 2029 | ~$6,822,706 | ~$2,188,420 | ~1.8512% | ~$40,512 | +192.2% |
| 2030 | ~$8,920,133 | ~$2,407,262 | ~1.8024% | ~$43,388 | +282.0% |
In 2025, this property's market value of $2,335,060 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +65% 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 | $2,335,060 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,038,000 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $850,000 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $850,000 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $850,000 | $517,750 | $1,142,600 | $2,780,453 | ↓ Below 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.