2820 GUADALUPE ST TX 78705
| Owner | UT LAND COMPANY LTD |
|---|---|
| Parcel ID | 0215020619 |
| Short ID | 208202 |
| Type | Real |
| Use Code | 20 Small Store (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 4,632 SF |
| Land SF | 7,500 SF |
| Acres | 0.172 |
| Year Built | 1965 |
| Legal | LOT 21 BLK 3 OLT 68 DIVISION D |
| Neighborhood | 20CEN |
| Land | $1,125,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,125,000 |
| Improvement | $456,000 |
|---|---|
| Total Improvement | $456,000 |
| Market | $1,581,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,581,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,581,000 |
| Taxable Value | $1,581,000 |
|---|
Appreciation: Market value has fallen -12.2% from $1,800,000 (2021) to $1,581,000 (2025), a CAGR of -3.2% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2021→2022), 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 $32,355. 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 71% of market value ($1,125,000 land vs $456,000 improvements), about $150/SF of land. With value concentrated in the land under a ~61-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 $1,581,000, 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 -3.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,344,331 by 2030, with an estimated annual tax burden around $25,324. 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.
2 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 4,632 SF | ✓ |
| 501 | CANOPY | 192 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% | $14,627.41 | $14,627.41 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $8,284.71 | $8,284.71 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $5,942.11 | $5,942.11 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,865.94 | $1,865.94 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,634.75 | $1,634.75 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $32,354.92 | $32,354.92 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,500,000 | $1,581,000 | -5.1% |
| Assessed Value | $1,500,000 | $1,581,000 | -5.1% |
| Land Value | $1,125,000 | $1,125,000 | +0.0% |
| Improvement Value | $375,000 | $456,000 | -17.8% |
| Taxable Value | $1,500,000 | $1,581,000 | -5.1% |
| Total Tax 2026 = estimate |
~$30,697
Estimated
|
~$32,355
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,500,000 | $1,500,000 | +0 (+0.0%) |
| Taxable Value | $1,500,000 | $1,500,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,500,000 | $1,125,000 | $375,000 | — | $1,500,000 | $1,500,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,581,000 | $1,125,000 | $456,000 | — | $1,581,000 | $1,581,000 | ~$32,355 | Partial |
| 2024 | $1,500,000 | — | — | −$375,000 | $1,125,000 | $— | $26,259 | Verified |
| 2023 | $1,221,221 | — | — | −$96,221 | $1,125,000 | $— | $27,139 | Verified |
| 2022 | $1,240,000 | — | — | −$490,000 | $750,000 | $— | $24,118 | Verified |
| 2021 | $1,800,000 | — | — | −$1,050,000 | $750,000 | $— | $26,991 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -5.1% | -5.1% | ~100% | Not available | Partial |
| 2025 | +19.3% | +19.3% | ~100% | Not available | Partial |
| 2024 | -11.7% | -11.7% | ~100% | 1.9800% | Verified |
| 2023 | +22.8% | +22.8% | ~100% | 1.8100% | Verified |
| 2022 | -1.5% | -1.5% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 1.5000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +27.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -5.1% | -1.9% | -2.1% | +22.8% | 2024 | -31.1% | 2022 |
| Assessment Ratio | 100.0% | 78.2% | — | 100.0% | 2025 | 41.7% | 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 |
$32,355 | $27,372 | ~$28,014 | $32,355 | 2025 | $24,118 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,530,547 | ~$1,530,547 | ~2.0139% | ~$30,824 | -3.2% |
| 2027 | ~$1,481,704 | ~$1,481,704 | ~1.9814% | ~$29,358 | -6.3% |
| 2028 | ~$1,434,420 | ~$1,434,420 | ~1.9488% | ~$27,955 | -9.3% |
| 2029 | ~$1,388,645 | ~$1,388,645 | ~1.9163% | ~$26,610 | -12.2% |
| 2030 | ~$1,344,331 | ~$1,344,331 | ~1.8837% | ~$25,324 | -15.0% |
| 2026 | ~$1,501,950 | ~$1,501,950 | ~2.0465% | ~$30,737 | -5.0% |
| 2027 | ~$1,426,852 | ~$1,426,852 | ~2.0465% | ~$29,200 | -9.8% |
| 2028 | ~$1,355,510 | ~$1,355,510 | ~2.0465% | ~$27,740 | -14.3% |
| 2029 | ~$1,287,734 | ~$1,287,734 | ~2.0465% | ~$26,353 | -18.5% |
| 2030 | ~$1,223,348 | ~$1,223,348 | ~2.0465% | ~$25,036 | -22.6% |
| 2026 | ~$1,562,167 | ~$1,562,167 | ~1.9977% | ~$31,207 | -1.2% |
| 2027 | ~$1,543,559 | ~$1,543,559 | ~1.9488% | ~$30,081 | -2.4% |
| 2028 | ~$1,525,172 | ~$1,525,172 | ~1.9000% | ~$28,979 | -3.5% |
| 2029 | ~$1,507,004 | ~$1,507,004 | ~1.8512% | ~$27,898 | -4.7% |
| 2030 | ~$1,489,053 | ~$1,489,053 | ~1.8024% | ~$26,838 | -5.8% |
In 2025, this property's market value of $1,581,000 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +12% 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 | $1,581,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,500,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,221,221 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $1,240,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,800,000 | $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.