2346 GUADALUPE ST TX 78705
| Owner | J&MD LLC |
|---|---|
| Parcel ID | 0214011715 |
| Short ID | 459731 |
| Type | Real |
| Use Code | 30 Strip Center (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 2,469 SF |
| Land SF | 4,569 SF |
| Acres | 0.105 |
| Year Built | 1960 |
| Legal | .1049 AC OF LOT 35 OLT 36 DIVISION D |
| Neighborhood | 30CEN |
| Land | $1,028,124 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,028,124 |
| Improvement | $85,847 |
|---|---|
| Total Improvement | $85,847 |
| Market | $1,113,971 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,113,971 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,113,971 |
| Taxable Value | $1,113,971 |
|---|
Appreciation: Market value has risen +21.0% from $921,000 (2021) to $1,113,971 (2025), a CAGR of 4.9% over 4 years. This represents moderate, steady growth. 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 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 $22,797. 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 92% of market value ($1,028,124 land vs $85,847 improvements), about $225/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 $1,113,971, 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 +4.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,412,999 by 2030, with an estimated annual tax burden around $26,617. 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.
3 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 2,469 SF | ✓ |
| 501 | CANOPY | 212 SF | ✗ |
| 611 | TERRACE | 104 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% | $10,306.46 | $10,306.46 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $5,837.40 | $5,837.40 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,186.80 | $4,186.80 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,314.74 | $1,314.74 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,151.85 | $1,151.85 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $22,797.25 | $22,797.25 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,119,275 | $1,113,971 | +0.5% |
| Assessed Value | $1,119,275 | $1,113,971 | +0.5% |
| Land Value | $1,028,124 | $1,028,124 | +0.0% |
| Improvement Value | $91,151 | $85,847 | +6.2% |
| Taxable Value | $1,119,275 | $1,113,971 | +0.5% |
| Total Tax 2026 = estimate |
~$22,906
Estimated
|
~$22,797
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,119,275 | $1,119,275 | +0 (+0.0%) |
| Taxable Value | $1,119,275 | $1,119,275 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,119,275 | $1,028,124 | $91,151 | — | $1,119,275 | $1,119,275 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,113,971 | $1,028,124 | $85,847 | — | $1,113,971 | $1,113,971 | ~$22,797 | Partial |
| 2024 | $1,114,905 | — | — | −$86,781 | $1,028,124 | $— | $22,060 | Verified |
| 2023 | $845,354 | — | — | — | $1,028,124 ! | $— | $20,171 | Verified |
| 2022 | $815,244 | — | — | −$129,828 | $685,416 | $— | $16,695 | Verified |
| 2021 | $921,000 | — | — | −$235,584 | $685,416 | $— | $17,745 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.5% | +0.5% | ~100% | Not available | Partial |
| 2025 | +0.1% | +0.1% | ~100% | Not available | Partial |
| 2024 | -0.2% | -0.2% | ~100% | 1.9800% | Verified |
| 2023 | +31.9% | +31.9% | ~100% | 1.8100% | Verified |
| 2022 | +3.7% | +3.7% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 1.9300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +36.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.5% | +4.9% | +4.8% | +31.9% | 2024 | -11.5% | 2022 |
| Assessment Ratio | 100.0% | 95.4% | — | 121.6% | 2023 | 74.4% | 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 |
$22,797 | $19,894 | ~$25,056 | $22,797 | 2025 | $16,695 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,168,228 | ~$1,168,228 | ~2.0139% | ~$23,527 | +4.9% |
| 2027 | ~$1,225,127 | ~$1,225,127 | ~1.9814% | ~$24,275 | +10.0% |
| 2028 | ~$1,284,797 | ~$1,284,797 | ~1.9488% | ~$25,039 | +15.3% |
| 2029 | ~$1,347,374 | ~$1,347,374 | ~1.9163% | ~$25,820 | +21.0% |
| 2030 | ~$1,412,999 | ~$1,412,999 | ~1.8837% | ~$26,617 | +26.8% |
| 2026 | ~$1,145,948 | ~$1,145,948 | ~2.0465% | ~$23,452 | +2.9% |
| 2027 | ~$1,178,843 | ~$1,178,843 | ~2.0465% | ~$24,125 | +5.8% |
| 2028 | ~$1,212,683 | ~$1,212,683 | ~2.0465% | ~$24,817 | +8.9% |
| 2029 | ~$1,247,493 | ~$1,247,493 | ~2.0465% | ~$25,530 | +12.0% |
| 2030 | ~$1,283,303 | ~$1,283,303 | ~2.0465% | ~$26,263 | +15.2% |
| 2026 | ~$1,190,507 | ~$1,190,507 | ~1.9977% | ~$23,782 | +6.9% |
| 2027 | ~$1,272,301 | ~$1,272,301 | ~1.9488% | ~$24,795 | +14.2% |
| 2028 | ~$1,359,716 | ~$1,359,716 | ~1.9000% | ~$25,835 | +22.1% |
| 2029 | ~$1,453,136 | ~$1,453,136 | ~1.8512% | ~$26,900 | +30.4% |
| 2030 | ~$1,552,974 | ~$1,552,974 | ~1.8024% | ~$27,990 | +39.4% |
In 2025, this property's market value of $1,113,971 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -21% 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 | $1,113,971 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $1,114,905 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $845,354 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $815,244 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $921,000 | $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.