1906 GUADALUPE ST TX 78705
| Owner | RYAN DEBRA LYNNE TRUST |
|---|---|
| Parcel ID | 0212011709 |
| Short ID | 203841 |
| Type | Real |
| Use Code | 30 Strip Center (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 5,963 SF |
| Land SF | 8,400 SF |
| Acres | 0.193 |
| Year Built | 1951 |
| Legal | LOT 40 OLT 22 DIV D HORSTS LOUIS SUBD |
| Neighborhood | 30CEN |
| Land | $1,890,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,890,000 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,701,100 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,701,100 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,701,100 |
| Taxable Value | $1,701,100 |
|---|
Appreciation: Market value has risen +9.3% from $1,556,757 (2021) to $1,701,100 (2025), a CAGR of 2.2% 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 $34,813. 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 111% of market value ($1,890,000 land vs $0 improvements), about $225/SF of land. With value concentrated in the land under a ~75-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 $1,701,100, 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 +2.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,900,492 by 2030, with an estimated annual tax burden around $35,800. 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 |
|---|---|---|---|
| 1ST | 1st Floor | 4,690 SF | ✓ |
| UBSMT | Unfinished Basement | 3,417 SF | ✓ |
| FBSMT | Finished Basement | 1,273 SF | ✓ |
| 501 | CANOPY | 490 SF | ✗ |
| 273 | COLDSTG VAULT SM | 200 SF | ✓ |
| 413 | STAIRWAY EXT | 1 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% | $14,756.94 | $14,756.94 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $8,358.07 | $8,358.07 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $5,994.73 | $5,994.73 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,882.47 | $1,882.47 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,649.23 | $1,649.23 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $32,641.44 | $32,641.44 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,991,976 | $1,701,100 | +17.1% |
| Assessed Value | $1,914,000 | $1,701,100 | +12.5% |
| Land Value | $1,890,000 | $1,890,000 | +0.0% |
| Improvement Value | $101,976 | — | — |
| Taxable Value | $1,914,000 | $1,701,100 | +12.5% |
| HS Cap Loss | -$77,976 | — | |
| Total Tax 2026 = estimate |
~$39,170
Estimated
|
~$32,641
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,093,953 | $1,991,976 | -101,977 (-4.9%) |
| Taxable Value | $1,914,000 | $1,914,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,991,976 | $1,890,000 | $101,976 | −$77,976 | $1,914,000 | $1,914,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,701,100 | $1,890,000 | — | — | $1,701,100 | $1,701,100 | ~$32,641 | Partial |
| 2024 | $1,240,000 | — | — | — | $1,701,100 ! | $— | $33,713 | Verified |
| 2023 | $1,300,000 | — | — | −$40,000 | $1,260,000 | $— | $22,494 | Verified |
| 2022 | $1,350,000 | — | — | −$90,000 | $1,260,000 | $— | $25,847 | Verified |
| 2021 | $1,556,757 | — | — | −$296,757 | $1,260,000 | $— | $28,349 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +23.1% | +12.5% | 91.4% | Not available | Partial |
| 2025 | -18.2% | -18.2% | ~100% | Not available | Partial |
| 2024 | +34.9% | +34.9% | ~100% | 1.6200% | Verified |
| 2023 | +4.5% | +4.5% | ~100% | 1.4600% | Verified |
| 2022 | +9.3% | +9.3% | ~100% | 1.7500% | Verified |
| 2021 | base year | — | ~100% | 1.8200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +26.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +17.1% | +6.5% | -0.7% | +37.2% | 2025 | -13.3% | 2022 |
| Assessment Ratio | 96.1% | 100.7% | — | 137.2% | 2024 | 80.9% | 2021 |
| Effective Tax Rate (2025) | 1.9200% | 1.9200% | — | 1.9200% | 2025 | 1.9200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$32,641 | $28,609 | ~$35,422 | $33,713 | 2024 | $22,494 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,739,230 | ~$1,739,230 | ~2.0139% | ~$35,027 | +2.2% |
| 2027 | ~$1,778,215 | ~$1,778,215 | ~1.9814% | ~$35,233 | +4.5% |
| 2028 | ~$1,818,074 | ~$1,818,074 | ~1.9488% | ~$35,431 | +6.9% |
| 2029 | ~$1,858,827 | ~$1,858,827 | ~1.9163% | ~$35,621 | +9.3% |
| 2030 | ~$1,900,492 | ~$1,900,492 | ~1.8837% | ~$35,800 | +11.7% |
| 2026 | ~$1,705,208 | ~$1,705,208 | ~2.0465% | ~$34,897 | +0.2% |
| 2027 | ~$1,709,327 | ~$1,709,327 | ~2.0465% | ~$34,981 | +0.5% |
| 2028 | ~$1,713,455 | ~$1,713,455 | ~2.0465% | ~$35,066 | +0.7% |
| 2029 | ~$1,717,593 | ~$1,717,593 | ~2.0465% | ~$35,150 | +1.0% |
| 2030 | ~$1,721,741 | ~$1,721,741 | ~2.0465% | ~$35,235 | +1.2% |
| 2026 | ~$1,773,252 | ~$1,773,252 | ~1.9977% | ~$35,424 | +4.2% |
| 2027 | ~$1,848,465 | ~$1,848,465 | ~1.9488% | ~$36,024 | +8.7% |
| 2028 | ~$1,926,868 | ~$1,926,868 | ~1.9000% | ~$36,611 | +13.3% |
| 2029 | ~$2,008,596 | ~$2,008,596 | ~1.8512% | ~$37,183 | +18.1% |
| 2030 | ~$2,093,791 | ~$2,093,791 | ~1.8024% | ~$37,738 | +23.1% |
In 2025, this property's market value of $1,701,100 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +20% 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 | $1,701,100 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,240,000 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $1,300,000 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $1,350,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,556,757 | $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.