2712 GUADALUPE ST TX 78705
| Owner | 2712 GUADALUPE SERIES |
|---|---|
| Parcel ID | 0215020811 |
| Short ID | 208317 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 1,828 SF |
| Land SF | 6,400 SF |
| Acres | 0.147 |
| Year Built | 1920 |
| Legal | LOT 12 BLK 1 OLT 63 DIVISION D |
| Neighborhood | 59CEN |
| Land | $1,440,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,440,000 |
| Improvement | $17,388 |
|---|---|
| Total Improvement | $17,388 |
| Market | $1,457,388 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,457,388 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,457,388 |
| Taxable Value | $1,457,388 |
|---|
Appreciation: Market value has risen +65.3% from $881,900 (2021) to $1,457,388 (2025), a CAGR of 13.4% 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 $29,825. 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 99% of market value ($1,440,000 land vs $17,388 improvements), about $225/SF of land. With value concentrated in the land under a ~106-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 $1,457,388, 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 +13.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,730,675 by 2030, with an estimated annual tax burden around $44,214. 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.
7 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 2,400 SF | ✗ |
| 1ST | 1st Floor | 1,828 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,828 SF | ✗ |
| 511 | DECK | 225 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 63 SF | ✗ |
| 501 | CANOPY | 36 SF | ✗ |
| 251 | BATHROOM | 1 SF | ✓ |
Market value changed by 90% in 2023, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| 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% | $13,483.75 | $13,483.75 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $7,636.96 | $7,636.96 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $5,477.52 | $5,477.52 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,720.05 | $1,720.05 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,506.94 | $1,506.94 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $29,825.22 | $29,825.22 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,571,000 | $1,457,388 | +7.8% |
| Assessed Value | $1,571,000 | $1,457,388 | +7.8% |
| Land Value | $1,440,000 | $1,440,000 | +0.0% |
| Improvement Value | $131,000 | $17,388 | +653.4% |
| Taxable Value | $1,571,000 | $1,457,388 | +7.8% |
| Total Tax 2026 = estimate |
~$32,150
Estimated
|
~$29,825
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,868,740 | $1,571,000 | -297,740 (-15.9%) |
| Taxable Value | $1,748,866 | $1,571,000 | -177,866 (-10.2%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,571,000 | $1,440,000 | $131,000 | — | $1,571,000 | $1,571,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,457,388 | $1,440,000 | $17,388 | — | $1,457,388 | $1,457,388 | ~$29,825 | Partial |
| 2024 | $1,650,000 | — | — | −$210,000 | $1,440,000 | $— | $31,562 | Verified |
| 2023 | $868,500 | — | — | — | $1,440,000 ! | $— | $29,853 | Verified |
| 2022 | $850,229 | — | — | −$210,229 | $640,000 | $— | $17,152 | Verified |
| 2021 | $881,900 | — | — | −$241,900 | $640,000 | $— | $18,507 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +28.2% | +20.0% | 93.6% | Not available | Partial |
| 2025 | -8.5% | -8.5% | ~100% | Not available | Partial |
| 2024 | -3.5% | -3.5% | ~100% | 1.9800% | Verified |
| 2023 | +90.0% ! | +90.0% | ~100% | 1.8100% | Verified |
| 2022 | +2.1% | +2.1% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +71.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +7.8% | +16.9% | +11.7% | +90.0% | 2024 | -11.7% | 2025 |
| Assessment Ratio | 100.0% | 100.2% | — | 165.8% | 2023 | 72.6% | 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 |
$29,825 | $25,380 | ~$38,027 | $31,562 | 2024 | $17,152 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,652,396 | ~$1,603,127 | ~2.0139% | ~$32,286 | +13.4% |
| 2027 | ~$1,873,497 | ~$1,763,439 | ~1.9814% | ~$34,941 | +28.6% |
| 2028 | ~$2,124,184 | ~$1,939,783 | ~1.9488% | ~$37,803 | +45.8% |
| 2029 | ~$2,408,413 | ~$2,133,762 | ~1.9163% | ~$40,889 | +65.3% |
| 2030 | ~$2,730,675 | ~$2,347,138 | ~1.8837% | ~$44,214 | +87.4% |
| 2026 | ~$1,623,248 | ~$1,603,127 | ~2.0465% | ~$32,808 | +11.4% |
| 2027 | ~$1,807,985 | ~$1,763,439 | ~2.0465% | ~$36,089 | +24.1% |
| 2028 | ~$2,013,745 | ~$1,939,783 | ~2.0465% | ~$39,697 | +38.2% |
| 2029 | ~$2,242,922 | ~$2,133,762 | ~2.0465% | ~$43,667 | +53.9% |
| 2030 | ~$2,498,182 | ~$2,347,138 | ~2.0465% | ~$48,034 | +71.4% |
| 2026 | ~$1,681,544 | ~$1,603,127 | ~1.9977% | ~$32,025 | +15.4% |
| 2027 | ~$1,940,176 | ~$1,763,439 | ~1.9488% | ~$34,367 | +33.1% |
| 2028 | ~$2,238,588 | ~$1,939,783 | ~1.9000% | ~$36,856 | +53.6% |
| 2029 | ~$2,582,898 | ~$2,133,762 | ~1.8512% | ~$39,500 | +77.2% |
| 2030 | ~$2,980,164 | ~$2,347,138 | ~1.8024% | ~$42,304 | +104.5% |
In 2025, this property's market value of $1,457,388 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +3% 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 | $1,457,388 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,650,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $868,500 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $850,229 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $881,900 | $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.