1705 GUADALUPE ST 2 78701
| Owner | SEAMLESS GUADALUPE LLC |
|---|---|
| Parcel ID | 0210023603 |
| Short ID | 981144 |
| Type | Real |
| Use Code | 52 Office Medium (10–35,000 SF) |
| Valuation | Income |
| Improvement SF | 9,436 SF |
| Land SF | 2,039 SF |
| Acres | 0.047 |
| Year Built | 1960 |
| Legal | 1705 GUADALUPE MASTER CONDOMINIUMS UNT SECOND FLOOR PLUS 19.40 % INT IN COM AREA |
| Neighborhood | CBD |
| Land | $1,019,275 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,019,275 |
| Improvement | $246,744 |
|---|---|
| Total Improvement | $246,744 |
| Market | $1,266,019 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,266,019 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,266,019 |
| Taxable Value | $1,266,019 |
|---|
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 $25,909. 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 81% of market value ($1,019,275 land vs $246,744 improvements), about $500/SF of land. With value concentrated in the land under a ~66-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 $1,266,019, this parcel sits in the lower-middle (25th–50th 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.
No delinquent taxes on record.
4 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 2ND | 2nd Floor | 9,436 SF | ✓ |
| 501 | CANOPY | 322 SF | ✗ |
| 551 | PAVED AREA | 310 SF | ✗ |
| 611 | TERRACE | 175 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% | $11,713.21 | $11,713.21 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $6,634.15 | $6,634.15 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,758.27 | $4,758.27 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,494.19 | $1,494.19 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,309.06 | $1,309.06 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $25,908.88 | $25,908.88 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,542,155 | $1,266,019 | +21.8% |
| Assessed Value | $1,519,223 | $1,266,019 | +20.0% |
| Land Value | $1,019,275 | $1,019,275 | +0.0% |
| Improvement Value | $522,880 | $246,744 | +111.9% |
| Taxable Value | $1,519,223 | $1,266,019 | +20.0% |
| HS Cap Loss | -$22,932 | — | |
| Total Tax 2026 = estimate |
~$31,091
Estimated
|
~$25,909
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,542,155 | $1,542,155 | +0 (+0.0%) |
| Taxable Value | $1,519,223 | $1,519,223 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,542,155 | $1,019,275 | $522,880 | −$22,932 | $1,519,223 | $1,519,223 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,266,019 | $1,019,275 | $246,744 | — | $1,266,019 | $1,266,019 | ~$25,909 | Partial |
| 2024 | $— | — | — | — | $1,019,275 | $— | $52,724 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +21.8% | +20.0% | 98.5% | Not available | Partial |
| 2025 | -57.6% | -57.6% | ~100% | Not available | Partial |
| 2024 | base year | — | ~100% | 1.7600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -57.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +21.8% | +21.8% | — | +21.8% | 2026 | +21.8% | 2026 |
| Assessment Ratio | 98.5% | 99.2% | — | 100.0% | 2025 | 98.5% | 2026 |
| 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 |
$25,909 | $25,909 | — | $25,909 | 2025 | $25,909 | 2025 |
In 2025, this property's market value of $1,266,019 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -11% below 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 | $1,266,019 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | — | $661,016 | $1,438,465 | $3,471,171 | — | +0.0% |
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.