2801 GUADALUPE ST TX 78705
| Owner | HAN YOLANDA CHUN LAI |
|---|---|
| Parcel ID | 0215021103 |
| Short ID | 208325 |
| Type | Real |
| Use Code | 30 Strip Center (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 6,506 SF |
| Land SF | 13,599 SF |
| Acres | 0.312 |
| Year Built | 1965 |
| Legal | LOT 3-4 * LESS W 7.5FT BLK 1 OLT 14 DIV D FRUTH ADDN |
| Neighborhood | 30CEN |
| Land | $2,039,850 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,039,850 |
| Improvement | $311,998 |
|---|---|
| Total Improvement | $311,998 |
| Market | $2,351,848 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,351,848 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,351,848 |
| Taxable Value | $2,351,848 |
|---|
Appreciation: Market value has risen +15.0% from $2,045,526 (2021) to $2,351,848 (2025), a CAGR of 3.6% over 4 years. Growth has been relatively flat for this asset class. 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 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 $48,130. 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 87% of market value ($2,039,850 land vs $311,998 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 $2,351,848, 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 +3.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,800,042 by 2030, with an estimated annual tax burden around $52,746. 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.
4 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 8,400 SF | ✗ |
| 1ST | 1st Floor | 5,824 SF | ✓ |
| 611 | TERRACE | 1,188 SF | ✗ |
| 2ND | 2nd Floor | 682 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% | $21,759.30 | $21,759.30 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $12,324.08 | $12,324.08 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $8,839.30 | $8,839.30 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,775.72 | $2,775.72 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,431.81 | $2,431.81 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $48,130.21 | $48,130.21 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,381,385 | $2,351,848 | +1.3% |
| Assessed Value | $2,381,385 | $2,351,848 | +1.3% |
| Land Value | $2,039,850 | $2,039,850 | +0.0% |
| Improvement Value | $341,535 | $311,998 | +9.5% |
| Taxable Value | $2,381,385 | $2,351,848 | +1.3% |
| Total Tax 2026 = estimate |
~$48,735
Estimated
|
~$48,130
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,381,385 | $2,381,385 | +0 (+0.0%) |
| Taxable Value | $2,381,385 | $2,381,385 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,381,385 | $2,039,850 | $341,535 | — | $2,381,385 | $2,381,385 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,351,848 | $2,039,850 | $311,998 | — | $2,351,848 | $2,351,848 | ~$48,130 | Partial |
| 2024 | $2,245,199 | — | — | −$205,349 | $2,039,850 | $— | $44,591 | Verified |
| 2023 | $1,907,096 | — | — | — | $2,039,850 ! | $— | $40,621 | Verified |
| 2022 | $1,842,243 | — | — | −$482,343 | $1,359,900 | $— | $37,664 | Verified |
| 2021 | $2,045,526 | — | — | −$685,626 | $1,359,900 | $— | $40,100 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +1.3% | +1.3% | ~100% | Not available | Partial |
| 2025 | +4.5% | +4.5% | ~100% | Not available | Partial |
| 2024 | +0.2% | +0.2% | ~100% | 1.9800% | Verified |
| 2023 | +17.7% | +17.7% | ~100% | 1.8100% | Verified |
| 2022 | +3.5% | +3.5% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 1.9600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +27.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +1.3% | +3.5% | +3.3% | +17.7% | 2024 | -9.9% | 2022 |
| Assessment Ratio | 100.0% | 89.7% | — | 107.0% | 2023 | 66.5% | 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 |
$48,130 | $42,221 | ~$50,893 | $48,130 | 2025 | $37,664 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,435,344 | ~$2,435,344 | ~2.0139% | ~$49,046 | +3.6% |
| 2027 | ~$2,521,804 | ~$2,521,804 | ~1.9814% | ~$49,967 | +7.2% |
| 2028 | ~$2,611,334 | ~$2,611,334 | ~1.9488% | ~$50,891 | +11.0% |
| 2029 | ~$2,704,042 | ~$2,704,042 | ~1.9163% | ~$51,817 | +15.0% |
| 2030 | ~$2,800,042 | ~$2,800,042 | ~1.8837% | ~$52,746 | +19.1% |
| 2026 | ~$2,388,307 | ~$2,388,307 | ~2.0465% | ~$48,876 | +1.6% |
| 2027 | ~$2,425,331 | ~$2,425,331 | ~2.0465% | ~$49,634 | +3.1% |
| 2028 | ~$2,462,929 | ~$2,462,929 | ~2.0465% | ~$50,403 | +4.7% |
| 2029 | ~$2,501,110 | ~$2,501,110 | ~2.0465% | ~$51,185 | +6.3% |
| 2030 | ~$2,539,883 | ~$2,539,883 | ~2.0465% | ~$51,978 | +8.0% |
| 2026 | ~$2,482,381 | ~$2,482,381 | ~1.9977% | ~$49,590 | +5.6% |
| 2027 | ~$2,620,159 | ~$2,620,159 | ~1.9488% | ~$51,063 | +11.4% |
| 2028 | ~$2,765,584 | ~$2,765,584 | ~1.9000% | ~$52,547 | +17.6% |
| 2029 | ~$2,919,080 | ~$2,919,080 | ~1.8512% | ~$54,038 | +24.1% |
| 2030 | ~$3,081,095 | ~$3,081,095 | ~1.8024% | ~$55,533 | +31.0% |
In 2025, this property's market value of $2,351,848 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +66% 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 | $2,351,848 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $2,245,199 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,907,096 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,842,243 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $2,045,526 | $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.