2610 GUADALUPE ST TX 78705
| Owner | SAWYER JULIA J & |
|---|---|
| Parcel ID | 0215020707 |
| Short ID | 208303 |
| Type | Real |
| Use Code | 31 Night Club / Bar |
| Valuation | Income |
| Improvement SF | 2,631 SF |
| Land SF | 6,750 SF |
| Acres | 0.155 |
| Year Built | 1944 |
| Legal | 45 X 150FT OLT 62 DIVISION D |
| Neighborhood | 31CEN |
| Land | $1,518,750 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,518,750 |
| Improvement | $47,436 |
|---|---|
| Total Improvement | $47,436 |
| Market | $1,566,186 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,566,186 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,566,186 |
| Taxable Value | $1,566,186 |
|---|
Appreciation: Market value has risen +38.1% from $1,134,440 (2021) to $1,566,186 (2025), a CAGR of 8.4% 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 $32,052. 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 97% of market value ($1,518,750 land vs $47,436 improvements), about $225/SF of land. With value concentrated in the land under a ~82-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 $1,566,186, 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 +8.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,343,800 by 2030, with an estimated annual tax burden around $44,151. 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 | 2,631 SF | ✓ |
| 511 | DECK | 1,132 SF | ✗ |
| 501 | CANOPY | 640 SF | ✗ |
| 327 | STORAGE COMM'L | 477 SF | ✓ |
| 611 | TERRACE | 164 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% | $14,490.35 | $14,490.35 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $8,207.08 | $8,207.08 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $5,886.43 | $5,886.43 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,848.46 | $1,848.46 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,619.44 | $1,619.44 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $32,051.76 | $32,051.76 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,569,128 | $1,566,186 | +0.2% |
| Assessed Value | $1,569,128 | $1,566,186 | +0.2% |
| Land Value | $1,518,750 | $1,518,750 | +0.0% |
| Improvement Value | $50,378 | $47,436 | +6.2% |
| Taxable Value | $1,569,128 | $1,566,186 | +0.2% |
| Total Tax 2026 = estimate |
~$32,112
Estimated
|
~$32,052
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,569,128 | $1,569,128 | +0 (+0.0%) |
| Taxable Value | $1,569,128 | $1,569,128 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,569,128 | $1,518,750 | $50,378 | — | $1,569,128 | $1,569,128 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,566,186 | $1,518,750 | $47,436 | — | $1,566,186 | $1,566,186 | ~$32,052 | Partial |
| 2024 | $1,500,000 | — | — | — | $1,518,750 ! | $— | $31,032 | Verified |
| 2023 | $958,760 | — | — | — | $1,518,750 ! | $— | $27,252 | Verified |
| 2022 | $907,750 | — | — | −$232,750 | $675,000 | $— | $18,935 | Verified |
| 2021 | $1,134,440 | — | — | −$459,440 | $675,000 | $— | $19,854 | 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 | -3.0% | -3.0% | ~100% | 1.9800% | Verified |
| 2023 | +68.4% | +68.4% | ~100% | 1.6900% | Verified |
| 2022 | -4.0% | -4.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 1.7500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +56.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.2% | +9.3% | +8.4% | +56.5% | 2024 | -20.0% | 2022 |
| Assessment Ratio | 100.0% | 98.9% | — | 158.4% | 2023 | 59.5% | 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 |
$32,052 | $25,825 | ~$39,023 | $32,052 | 2025 | $18,935 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,697,692 | ~$1,697,692 | ~2.0139% | ~$34,190 | +8.4% |
| 2027 | ~$1,840,239 | ~$1,840,239 | ~1.9814% | ~$36,462 | +17.5% |
| 2028 | ~$1,994,756 | ~$1,994,756 | ~1.9488% | ~$38,875 | +27.4% |
| 2029 | ~$2,162,246 | ~$2,162,246 | ~1.9163% | ~$41,435 | +38.1% |
| 2030 | ~$2,343,800 | ~$2,343,800 | ~1.8837% | ~$44,151 | +49.7% |
| 2026 | ~$1,666,368 | ~$1,666,368 | ~2.0465% | ~$34,102 | +6.4% |
| 2027 | ~$1,772,958 | ~$1,772,958 | ~2.0465% | ~$36,283 | +13.2% |
| 2028 | ~$1,886,366 | ~$1,886,366 | ~2.0465% | ~$38,604 | +20.4% |
| 2029 | ~$2,007,028 | ~$2,007,028 | ~2.0465% | ~$41,074 | +28.1% |
| 2030 | ~$2,135,409 | ~$2,135,409 | ~2.0465% | ~$43,701 | +36.3% |
| 2026 | ~$1,729,015 | ~$1,722,805 | ~1.9977% | ~$34,416 | +10.4% |
| 2027 | ~$1,908,773 | ~$1,895,085 | ~1.9488% | ~$36,932 | +21.9% |
| 2028 | ~$2,107,220 | ~$2,084,594 | ~1.9000% | ~$39,608 | +34.5% |
| 2029 | ~$2,326,298 | ~$2,293,053 | ~1.8512% | ~$42,449 | +48.5% |
| 2030 | ~$2,568,152 | ~$2,522,358 | ~1.8024% | ~$45,462 | +64.0% |
In 2025, this property's market value of $1,566,186 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +10% 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 | $1,566,186 | $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 | $958,760 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $907,750 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $1,134,440 | $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.