2421 SAN ANTONIO ST TX 78705
| Owner | 2420 GUADALUPE SERIES |
|---|---|
| Parcel ID | 0214011210 |
| Short ID | 206693 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 1,206 SF |
| Land SF | 4,195 SF |
| Acres | 0.096 |
| Year Built | 1910 |
| Legal | W86.5 FT OF LOT 6 OLT 49 DIVISION D |
| Neighborhood | 32CEN |
| Land | $943,875 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $943,875 |
| Improvement | $37,478 |
|---|---|
| Total Improvement | $37,478 |
| Market | $981,353 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $981,353 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $981,353 |
| Taxable Value | $981,353 |
|---|
Appreciation: Market value has risen +49.9% from $654,800 (2021) to $981,353 (2025), a CAGR of 10.6% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2023→2024), 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 $20,083. 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 96% of market value ($943,875 land vs $37,478 improvements), about $225/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 $981,353, 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.
Forward Outlook: Holding the +10.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,627,313 by 2030, with an estimated annual tax burden around $29,772. 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 | 1,206 SF | ✓ |
| 591 | MASONRY TRIM SF | 1,000 SF | ✗ |
| 328 | MEZZ COMM (STG) | 504 SF | ✓ |
| 327 | STORAGE COMM'L | 264 SF | ✓ |
| 541 | FENCE COMM LF | 218 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% | $9,079.48 | $9,079.48 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $5,142.46 | $5,142.46 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,688.37 | $3,688.37 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,158.22 | $1,158.22 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,014.72 | $1,014.72 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $20,083.25 | $20,083.25 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $981,353 | $981,353 | +0.0% |
| Assessed Value | $981,353 | $981,353 | +0.0% |
| Land Value | $943,875 | $943,875 | +0.0% |
| Improvement Value | $37,478 | $37,478 | +0.0% |
| Taxable Value | $981,353 | $981,353 | +0.0% |
| Total Tax 2026 = estimate |
~$20,083
Estimated
|
~$20,083
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $983,708 | $981,353 | -2,355 (-0.2%) |
| Taxable Value | $983,708 | $981,353 | -2,355 (-0.2%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $981,353 | $943,875 | $37,478 | — | $981,353 | $981,353 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $981,353 | $943,875 | $37,478 | — | $981,353 | $981,353 | ~$20,083 | Partial |
| 2024 | $917,147 | — | — | — | $943,875 ! | $— | $19,453 | Verified |
| 2023 | $714,108 | — | — | — | $917,147 ! | $— | $16,593 | Verified |
| 2022 | $686,298 | — | — | −$57,048 | $629,250 | $— | $14,103 | Verified |
| 2021 | $654,800 | — | — | −$25,550 | $629,250 | $— | $14,939 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.2% | +0.2% | ~100% | Not available | Partial |
| 2025 | -0.0% | -0.0% | ~100% | Not available | Partial |
| 2024 | -4.0% | -4.0% | ~100% | 1.9800% | Verified |
| 2023 | +43.1% | +43.1% | ~100% | 1.6200% | Verified |
| 2022 | +4.1% | +4.1% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.2800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +43.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +8.9% | +10.6% | +28.4% | 2024 | +0.0% | 2026 |
| Assessment Ratio | 100.0% | 103.2% | — | 128.4% | 2023 | 91.7% | 2022 |
| 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 |
$20,083 | $17,034 | ~$25,606 | $20,083 | 2025 | $14,103 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,085,811 | ~$1,079,488 | ~2.0139% | ~$21,740 | +10.6% |
| 2027 | ~$1,201,389 | ~$1,187,437 | ~1.9814% | ~$23,528 | +22.4% |
| 2028 | ~$1,329,268 | ~$1,306,181 | ~1.9488% | ~$25,455 | +35.5% |
| 2029 | ~$1,470,760 | ~$1,436,799 | ~1.9163% | ~$27,533 | +49.9% |
| 2030 | ~$1,627,313 | ~$1,580,479 | ~1.8837% | ~$29,772 | +65.8% |
| 2026 | ~$1,066,184 | ~$1,066,184 | ~2.0465% | ~$21,819 | +8.6% |
| 2027 | ~$1,158,349 | ~$1,158,349 | ~2.0465% | ~$23,705 | +18.0% |
| 2028 | ~$1,258,480 | ~$1,258,480 | ~2.0465% | ~$25,755 | +28.2% |
| 2029 | ~$1,367,267 | ~$1,367,267 | ~2.0465% | ~$27,981 | +39.3% |
| 2030 | ~$1,485,458 | ~$1,485,458 | ~2.0465% | ~$30,400 | +51.4% |
| 2026 | ~$1,105,438 | ~$1,079,488 | ~1.9977% | ~$21,565 | +12.6% |
| 2027 | ~$1,245,214 | ~$1,187,437 | ~1.9488% | ~$23,141 | +26.9% |
| 2028 | ~$1,402,663 | ~$1,306,181 | ~1.9000% | ~$24,818 | +42.9% |
| 2029 | ~$1,580,020 | ~$1,436,799 | ~1.8512% | ~$26,598 | +61.0% |
| 2030 | ~$1,779,803 | ~$1,580,479 | ~1.8024% | ~$28,486 | +81.4% |
In 2025, this property's market value of $981,353 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -31% 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 | $981,353 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $917,147 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $714,108 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $686,298 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $654,800 | $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.