2716 1/2 GUADALUPE ST TX 78752
| Owner | YUAN INVESTMENTS LP |
|---|---|
| Parcel ID | 0215020808 |
| Short ID | 208314 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 1,488 SF |
| Land SF | 1,406 SF |
| Acres | 0.032 |
| Year Built | 1960 |
| Legal | S 20FT OF LOT 10 * & N 4.55FT OF LOT 11 BLK 1 OLT 63 DIVISION D |
| Neighborhood | 32CEN |
| Land | $316,350 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $316,350 |
| Improvement | $374,650 |
|---|---|
| Total Improvement | $374,650 |
| Market | $691,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $691,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $691,000 |
| Taxable Value | $691,000 |
|---|
Appreciation: Market value has fallen -15.9% from $821,848 (2021) to $691,000 (2025), a CAGR of -4.2% 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 $14,141. 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 46% of market value ($316,350 land vs $374,650 improvements), about $225/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $691,000, 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 -4.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $556,335 by 2030, with an estimated annual tax burden around $10,480. 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.
1 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,488 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% | $6,393.13 | $6,393.13 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,620.96 | $3,620.96 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,597.09 | $2,597.09 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $815.54 | $815.54 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $714.49 | $714.49 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $14,141.21 | $14,141.21 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $774,555 | $691,000 | +12.1% |
| Assessed Value | $774,555 | $691,000 | +12.1% |
| Land Value | $316,350 | $316,350 | +0.0% |
| Improvement Value | $458,205 | $374,650 | +22.3% |
| Taxable Value | $774,555 | $691,000 | +12.1% |
| Total Tax 2026 = estimate |
~$15,851
Estimated
|
~$14,141
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $834,795 | $774,555 | -60,240 (-7.2%) |
| Taxable Value | $829,200 | $774,555 | -54,645 (-6.6%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $774,555 | $316,350 | $458,205 | — | $774,555 | $774,555 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $691,000 | $316,350 | $374,650 | — | $691,000 | $691,000 | ~$14,141 | Partial |
| 2024 | $683,000 | — | — | −$366,650 | $316,350 | $— | $13,793 | Verified |
| 2023 | $683,000 | — | — | −$366,650 | $316,350 | $— | $12,357 | Verified |
| 2022 | $650,000 | — | — | −$509,400 | $140,600 | $— | $13,489 | Verified |
| 2021 | $821,848 | — | — | −$681,248 | $140,600 | $— | $14,148 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +20.8% | +20.0% | 99.3% | Not available | Partial |
| 2025 | -0.7% | -0.7% | ~100% | Not available | Partial |
| 2024 | +1.9% | +1.9% | ~100% | 1.9800% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.8100% | Verified |
| 2022 | +5.1% | +5.1% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 1.7200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +6.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +12.1% | -0.5% | -6.3% | +12.1% | 2026 | -20.9% | 2022 |
| Assessment Ratio | 100.0% | 55.2% | — | 100.0% | 2025 | 17.1% | 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 |
$14,141 | $13,586 | ~$11,863 | $14,148 | 2021 | $12,357 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$661,683 | ~$661,683 | ~2.0139% | ~$13,326 | -4.2% |
| 2027 | ~$633,609 | ~$633,609 | ~1.9814% | ~$12,554 | -8.3% |
| 2028 | ~$606,726 | ~$606,726 | ~1.9488% | ~$11,824 | -12.2% |
| 2029 | ~$580,985 | ~$580,985 | ~1.9163% | ~$11,133 | -15.9% |
| 2030 | ~$556,335 | ~$556,335 | ~1.8837% | ~$10,480 | -19.5% |
| 2026 | ~$656,450 | ~$656,450 | ~2.0465% | ~$13,434 | -5.0% |
| 2027 | ~$623,628 | ~$623,628 | ~2.0465% | ~$12,762 | -9.7% |
| 2028 | ~$592,446 | ~$592,446 | ~2.0465% | ~$12,124 | -14.3% |
| 2029 | ~$562,824 | ~$562,824 | ~2.0465% | ~$11,518 | -18.5% |
| 2030 | ~$534,683 | ~$534,683 | ~2.0465% | ~$10,942 | -22.6% |
| 2026 | ~$675,503 | ~$675,503 | ~1.9977% | ~$13,494 | -2.2% |
| 2027 | ~$660,353 | ~$660,353 | ~1.9488% | ~$12,869 | -4.4% |
| 2028 | ~$645,543 | ~$645,543 | ~1.9000% | ~$12,265 | -6.6% |
| 2029 | ~$631,065 | ~$631,065 | ~1.8512% | ~$11,682 | -8.7% |
| 2030 | ~$616,911 | ~$616,911 | ~1.8024% | ~$11,119 | -10.7% |
In 2025, this property's market value of $691,000 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -51% 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 | $691,000 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $683,000 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $683,000 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $650,000 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $821,848 | $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.