1611 GUADALUPE ST TX 78701
| Owner | DAL JOINT VENTURE |
|---|---|
| Parcel ID | 0210022201 |
| Short ID | 199839 |
| Type | Real |
| Use Code | 00 (unlisted) |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 6,528 SF |
| Acres | 0.150 |
| Year Built | — |
| Legal | S 51' OF N 148' OF W128' OLT 37 DIVISION E |
| Neighborhood | 1CBD1 |
| Land | $3,264,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,264,000 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $2,077,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,077,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,077,000 |
| Taxable Value | $2,077,000 |
|---|
Appreciation: Market value has risen +112.1% from $979,200 (2021) to $2,077,000 (2025), a CAGR of 20.7% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→2025), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend. Over the same span, the median Land/Vacant parcel countywide rose +487.2%, so this parcel has lagged the broader land/vacant 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 $42,505. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Asset Class: Land / Vacant. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 157% of market value ($3,264,000 land vs $0 improvements), about $500/SF of land. With value concentrated in the land, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $2,077,000, this parcel sits in the top quartile (≥75th percentile) of Land/Vacant property in Travis County — county median $85,028 (P25 $24,862 / P75 $363,420, n=35,611). Land/Vacant here is the broad TCAD category — every land/vacant 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 +20.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $5,316,709 by 2030, with an estimated annual tax burden around $100,153. 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.
Market value changed by 164% 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% | $19,216.40 | $19,216.40 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $10,883.83 | $10,883.83 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $7,806.30 | $7,806.30 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,451.34 | $2,451.34 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,147.62 | $2,147.62 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $42,505.49 | $42,505.49 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,632,000 | $2,077,000 | -21.4% |
| Assessed Value | $1,632,000 | $2,077,000 | -21.4% |
| Land Value | $3,264,000 | $3,264,000 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $1,632,000 | $2,077,000 | -21.4% |
| Total Tax 2026 = estimate |
~$33,399
Estimated
|
~$42,505
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,632,000 | $1,632,000 | +0 (+0.0%) |
| Taxable Value | $1,632,000 | $1,632,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,632,000 | $3,264,000 | — | — | $1,632,000 | $1,632,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,077,000 | $3,264,000 | — | — | $2,077,000 | $2,077,000 | ~$42,505 | Partial |
| 2024 | $— | — | — | — | $2,076,992 | $— | $41,162 | Verified |
| 2023 | $— | — | — | — | $2,586,202 | $— | $46,791 | Verified |
| 2022 | $— | — | — | — | $979,200 | $— | $19,338 | Verified |
| 2021 | $979,200 | — | — | — | $979,200 | $— | $21,793 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -21.4% | -21.4% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | -19.7% | -19.7% | ~100% | 1.9800% | Verified |
| 2023 | +164.1% ! | +164.1% | ~100% | 1.8100% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.2300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +112.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -21.4% | +45.3% | +27.3% | +112.1% | 2025 | -21.4% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 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 |
$42,505 | $32,149 | ~$73,227 | $42,505 | 2025 | $21,793 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,506,558 | ~$2,506,558 | ~2.0139% | ~$50,480 | +20.7% |
| 2027 | ~$3,024,956 | ~$3,024,956 | ~1.9814% | ~$59,936 | +45.6% |
| 2028 | ~$3,650,567 | ~$3,650,567 | ~1.9488% | ~$71,144 | +75.8% |
| 2029 | ~$4,405,565 | ~$4,405,565 | ~1.9163% | ~$84,423 | +112.1% |
| 2030 | ~$5,316,709 | ~$5,316,709 | ~1.8837% | ~$100,153 | +156.0% |
| 2026 | ~$2,465,018 | ~$2,465,018 | ~2.0465% | ~$50,446 | +18.7% |
| 2027 | ~$2,925,524 | ~$2,925,524 | ~2.0465% | ~$59,870 | +40.9% |
| 2028 | ~$3,472,061 | ~$3,472,061 | ~2.0465% | ~$71,055 | +67.2% |
| 2029 | ~$4,120,699 | ~$4,120,699 | ~2.0465% | ~$84,329 | +98.4% |
| 2030 | ~$4,890,514 | ~$4,890,514 | ~2.0465% | ~$100,084 | +135.5% |
| 2026 | ~$2,548,098 | ~$2,548,098 | ~1.9977% | ~$50,902 | +22.7% |
| 2027 | ~$3,126,049 | ~$3,126,049 | ~1.9488% | ~$60,922 | +50.5% |
| 2028 | ~$3,835,089 | ~$3,835,089 | ~1.9000% | ~$72,867 | +84.6% |
| 2029 | ~$4,704,951 | ~$4,704,951 | ~1.8512% | ~$87,098 | +126.5% |
| 2030 | ~$5,772,111 | ~$5,772,111 | ~1.8024% | ~$104,035 | +177.9% |
In 2025, this property's market value of $2,077,000 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 24× the county median of $85,028. Land/Vacant here is the broad TCAD category — every land/vacant 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 | $2,077,000 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | — | $23,000 | $66,000 | $330,000 | — | +0.0% |
| 2023 | — | $25,000 | $71,500 | $271,439 | — | +0.0% |
| 2022 | — | $15,000 | $55,000 | $180,463 | — | +100.0% |
| 2021 | $979,200 | $6,000 | $14,480 | $80,000 | ↑ 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.