2828 GUADALUPE ST TX 78705
| Owner | GITP TX REALTY LLC SERIES C |
|---|---|
| Parcel ID | 0215020618 |
| Short ID | 208201 |
| Type | Real |
| Use Code | 30 Strip Center (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 4,590 SF |
| Land SF | 15,132 SF |
| Acres | 0.347 |
| Year Built | 1960 |
| Legal | SW TRI OF LOT 17,18 *LESS NE TRI & ALL LOT 19&20 BLK 3 OLT 68 DIVISION D |
| Neighborhood | 30CEN |
| Land | $2,269,800 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,269,800 |
| Improvement | $36,200 |
|---|---|
| Total Improvement | $36,200 |
| Market | $2,306,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,306,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,306,000 |
| Taxable Value | $2,306,000 |
|---|
Appreciation: Market value has risen +25.2% from $1,841,600 (2021) to $2,306,000 (2025), a CAGR of 5.8% 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 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 $47,192. 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 98% of market value ($2,269,800 land vs $36,200 improvements), about $150/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 $2,306,000, 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 +5.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,054,494 by 2030, with an estimated annual tax burden around $57,539. 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 |
|---|---|---|---|
| 551 | PAVED AREA | 14,130 SF | ✗ |
| 1ST | 1st Floor | 3,870 SF | ✓ |
| 501 | CANOPY | 744 SF | ✗ |
| 2ND | 2nd Floor | 720 SF | ✓ |
| 061C | CARPORT ATT 1ST COMM | 720 SF | ✗ |
| 611 | TERRACE | 540 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% | $21,335.11 | $21,335.11 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $12,083.83 | $12,083.83 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $8,666.99 | $8,666.99 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,721.61 | $2,721.61 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,384.40 | $2,384.40 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $47,191.94 | $47,191.94 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,354,000 | $2,306,000 | +2.1% |
| Assessed Value | $2,354,000 | $2,306,000 | +2.1% |
| Land Value | $2,269,800 | $2,269,800 | +0.0% |
| Improvement Value | $84,200 | $36,200 | +132.6% |
| Taxable Value | $2,354,000 | $2,306,000 | +2.1% |
| Total Tax 2026 = estimate |
~$48,174
Estimated
|
~$47,192
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,354,000 | $2,354,000 | +0 (+0.0%) |
| Taxable Value | $2,354,000 | $2,354,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,354,000 | $2,269,800 | $84,200 | — | $2,354,000 | $2,354,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,306,000 | $2,269,800 | $36,200 | — | $2,306,000 | $2,306,000 | ~$47,192 | Partial |
| 2024 | $2,418,800 | — | — | −$149,000 | $2,269,800 | $— | $46,430 | Verified |
| 2023 | $1,756,446 | — | — | — | $2,269,800 ! | $— | $43,762 | Verified |
| 2022 | $1,693,881 | — | — | −$180,681 | $1,513,200 | $— | $34,688 | Verified |
| 2021 | $1,841,600 | — | — | −$328,400 | $1,513,200 | $— | $36,870 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +2.1% | +2.1% | ~100% | Not available | Partial |
| 2025 | -4.5% | -4.5% | ~100% | Not available | Partial |
| 2024 | -0.1% | -0.1% | ~100% | 1.9200% | Verified |
| 2023 | +37.7% | +37.7% | ~100% | 1.8100% | Verified |
| 2022 | +3.7% | +3.7% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.0000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +36.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +2.1% | +6.2% | +5.4% | +37.7% | 2024 | -8.0% | 2022 |
| Assessment Ratio | 100.0% | 99.1% | — | 129.2% | 2023 | 82.2% | 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 |
$47,192 | $41,789 | ~$53,265 | $47,192 | 2025 | $34,688 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,439,357 | ~$2,439,357 | ~2.0139% | ~$49,127 | +5.8% |
| 2027 | ~$2,580,425 | ~$2,580,425 | ~1.9814% | ~$51,128 | +11.9% |
| 2028 | ~$2,729,652 | ~$2,729,652 | ~1.9488% | ~$53,197 | +18.4% |
| 2029 | ~$2,887,509 | ~$2,887,509 | ~1.9163% | ~$55,333 | +25.2% |
| 2030 | ~$3,054,494 | ~$3,054,494 | ~1.8837% | ~$57,539 | +32.5% |
| 2026 | ~$2,393,237 | ~$2,393,237 | ~2.0465% | ~$48,977 | +3.8% |
| 2027 | ~$2,483,773 | ~$2,483,773 | ~2.0465% | ~$50,830 | +7.7% |
| 2028 | ~$2,577,735 | ~$2,577,735 | ~2.0465% | ~$52,753 | +11.8% |
| 2029 | ~$2,675,252 | ~$2,675,252 | ~2.0465% | ~$54,749 | +16.0% |
| 2030 | ~$2,776,457 | ~$2,776,457 | ~2.0465% | ~$56,820 | +20.4% |
| 2026 | ~$2,485,477 | ~$2,485,477 | ~1.9977% | ~$49,651 | +7.8% |
| 2027 | ~$2,678,922 | ~$2,678,922 | ~1.9488% | ~$52,208 | +16.2% |
| 2028 | ~$2,887,423 | ~$2,887,423 | ~1.9000% | ~$54,862 | +25.2% |
| 2029 | ~$3,112,152 | ~$3,112,152 | ~1.8512% | ~$57,612 | +35.0% |
| 2030 | ~$3,354,372 | ~$3,354,372 | ~1.8024% | ~$60,458 | +45.5% |
In 2025, this property's market value of $2,306,000 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +63% 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 | $2,306,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $2,418,800 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,756,446 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,693,881 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,841,600 | $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.