2717 GUADALUPE ST TX 78705
| Owner | IPERS VILLAS ON GUADALUPE-TX INC |
|---|---|
| Parcel ID | 0215021124 |
| Short ID | 208335 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | 120,556 SF |
| Land SF | 97,620 SF |
| Acres | 2.241 |
| Year Built | 2003 |
| Legal | LOT A HEMPHILL PARK LOT 1-2&23 * LESS PT IN STS LOT 12-19 BLK 1 OLT 14 DIV D FRUTH ADDN |
| Neighborhood | 08WC |
| Land | $14,643,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $14,643,000 |
| Improvement | $34,217,000 |
|---|---|
| Total Improvement | $34,217,000 |
| Market | $48,860,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $48,860,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $48,860,000 |
| Taxable Value | $48,860,000 |
|---|
Appreciation: Market value has fallen -12.0% from $55,530,000 (2021) to $48,860,000 (2025), a CAGR of -3.1% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2024→2025), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend. Over the same span, the median Multi-Family parcel countywide rose +37.9%, so this parcel has lagged the broader multi-family 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 $999,913. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Asset Class: Multi-family residential. 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 30% of market value ($14,643,000 land vs $34,217,000 improvements), about $150/SF of land. Most value sits in the improvements, so building condition, age (~23 yrs), and rent roll drive the underwriting.
Submarket Position: At $48,860,000, this parcel sits in the top quartile (≥75th percentile) of Multi-Family property in Travis County — county median $519,778 (P25 $438,669 / P75 $749,859, n=12,584). Multi-Family here is the broad TCAD category — every multi-family 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 -3.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $41,637,601 by 2030, with an estimated annual tax burden around $784,345. 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.
15 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 187 | PARKING GARAGE | 84,000 SF | ✓ |
| 1ST | 1st Floor | 43,560 SF | ✓ |
| 2ND | 2nd Floor | 38,498 SF | ✓ |
| 3RD | 3rd Floor | 38,498 SF | ✓ |
| 4TH | 4th Floor | 36,652 SF | ✓ |
| 551 | PAVED AREA | 30,800 SF | ✗ |
| MISC | Miscellaneous | 3,284 SF | ✓ |
| 501 | CANOPY | 1,236 SF | ✗ |
| 601 | POOL COMM'L | 1,200 SF | ✗ |
| 132 | PLBG 5-FIXT AVG | 1 SF | ✓ |
| 142 | BATHTUB AVG | 1 SF | ✓ |
| 152 | COMMODE AVG | 1 SF | ✓ |
| 162 | LAVATORY AVG | 1 SF | ✓ |
| 276 | ELEVATOR COM PAS | 1 SF | ✓ |
| 447C | SPA CON COMM | 1 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% | $436,694.40 | $436,694.40 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $247,336.02 | $247,336.02 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $177,398.84 | $177,398.84 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $55,706.86 | $55,706.86 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $48,804.80 | $48,804.80 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $965,940.92 | $965,940.92 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $45,000,000 | $48,860,000 | -7.9% |
| Assessed Value | $45,000,000 | $48,860,000 | -7.9% |
| Land Value | $14,643,000 | $14,643,000 | +0.0% |
| Improvement Value | $30,357,000 | $34,217,000 | -11.3% |
| Taxable Value | $45,000,000 | $48,860,000 | -7.9% |
| Total Tax 2026 = estimate |
~$920,918
Estimated
|
~$965,941
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $49,253,509 | $45,000,000 | -4,253,509 (-8.6%) |
| Taxable Value | $49,253,509 | $45,000,000 | -4,253,509 (-8.6%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $45,000,000 | $14,643,000 | $30,357,000 | — | $45,000,000 | $45,000,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $48,860,000 | $14,643,000 | $34,217,000 | — | $48,860,000 | $48,860,000 | ~$965,941 | Partial |
| 2024 | $54,320,000 | — | — | −$39,677,000 | $14,643,000 | $— | $944,208 | Verified |
| 2023 | $52,500,000 | — | — | −$37,857,000 | $14,643,000 | $— | $982,783 | Verified |
| 2022 | $52,500,000 | — | — | −$42,738,000 | $9,762,000 | $— | $1,038,167 | Verified |
| 2021 | $55,530,000 | — | — | −$45,768,000 | $9,762,000 | $— | $1,143,763 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.8% | +0.8% | ~100% | Not available | Partial |
| 2025 | -2.9% | -2.9% | ~100% | Not available | Partial |
| 2024 | -11.3% | -11.3% | ~100% | 1.8800% | Verified |
| 2023 | +5.3% | +5.3% | ~100% | 1.7300% | Verified |
| 2022 | +0.7% | +0.7% | ~100% | 1.9300% | Verified |
| 2021 | base year | — | ~100% | 2.0600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -8.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -7.9% | -4.0% | -1.5% | +3.5% | 2024 | -10.1% | 2025 |
| Assessment Ratio | 100.0% | 48.5% | — | 100.0% | 2025 | 17.6% | 2021 |
| Effective Tax Rate (2025) | 1.9800% | 1.9800% | — | 1.9800% | 2025 | 1.9800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$965,941 | $1,014,972 | ~$866,876 | $1,143,763 | 2021 | $944,208 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$47,321,653 | ~$47,321,653 | ~2.0139% | ~$953,028 | -3.1% |
| 2027 | ~$45,831,741 | ~$45,831,741 | ~1.9814% | ~$908,105 | -6.2% |
| 2028 | ~$44,388,739 | ~$44,388,739 | ~1.9488% | ~$865,065 | -9.2% |
| 2029 | ~$42,991,169 | ~$42,991,169 | ~1.9163% | ~$823,836 | -12.0% |
| 2030 | ~$41,637,601 | ~$41,637,601 | ~1.8837% | ~$784,345 | -14.8% |
| 2026 | ~$46,417,000 | ~$46,417,000 | ~2.0465% | ~$949,917 | -5.0% |
| 2027 | ~$44,096,150 | ~$44,096,150 | ~2.0465% | ~$902,421 | -9.8% |
| 2028 | ~$41,891,342 | ~$41,891,342 | ~2.0465% | ~$857,300 | -14.3% |
| 2029 | ~$39,796,775 | ~$39,796,775 | ~2.0465% | ~$814,435 | -18.5% |
| 2030 | ~$37,806,937 | ~$37,806,937 | ~2.0465% | ~$773,713 | -22.6% |
| 2026 | ~$48,298,853 | ~$48,298,853 | ~1.9977% | ~$964,848 | -1.1% |
| 2027 | ~$47,744,151 | ~$47,744,151 | ~1.9488% | ~$930,457 | -2.3% |
| 2028 | ~$47,195,820 | ~$47,195,820 | ~1.9000% | ~$896,728 | -3.4% |
| 2029 | ~$46,653,786 | ~$46,653,786 | ~1.8512% | ~$863,652 | -4.5% |
| 2030 | ~$46,117,977 | ~$46,117,977 | ~1.8024% | ~$831,217 | -5.6% |
In 2025, this property's market value of $48,860,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 94× the county median of $519,778. Multi-Family here is the broad TCAD category — every multi-family 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 | $48,860,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $54,320,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $52,500,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $52,500,000 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $55,530,000 | $300,453 | $376,850 | $539,896 | ↑ Top 25% | 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.