3005 GUADALUPE ST TX 78705
| Owner | GUADALUPE KITCHEN PARTNERS LTD ETAL |
|---|---|
| Parcel ID | 0217020716 |
| Short ID | 211206 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 2,386 SF |
| Land SF | 11,264 SF |
| Acres | 0.259 |
| Year Built | 1950 |
| Legal | LOT 3-4 BLK 10 OLT 73 DIV D FRUTH ADDN |
| Neighborhood | 32CEN |
| Land | $1,351,680 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,351,680 |
| Improvement | $49,990 |
|---|---|
| Total Improvement | $49,990 |
| Market | $1,401,670 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,401,670 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,401,670 |
| Taxable Value | $1,401,670 |
|---|
Appreciation: Market value has risen +22.5% from $1,144,367 (2021) to $1,401,670 (2025), a CAGR of 5.2% over 4 years. This represents moderate, steady growth. 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 $28,685. 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 96% of market value ($1,351,680 land vs $49,990 improvements), about $120/SF of land. With value concentrated in the land under a ~76-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 $1,401,670, 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 +5.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,806,119 by 2030, with an estimated annual tax burden around $34,023. 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 | 5,632 SF | ✗ |
| SO | Sketch Only | 2,546 SF | ✗ |
| 1ST | 1st Floor | 2,386 SF | ✓ |
| 501 | CANOPY | 160 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% | $12,968.25 | $12,968.25 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $7,344.99 | $7,344.99 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $5,268.11 | $5,268.11 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,654.29 | $1,654.29 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,449.33 | $1,449.33 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $28,684.97 | $28,684.97 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,405,076 | $1,401,670 | +0.2% |
| Assessed Value | $1,405,076 | $1,401,670 | +0.2% |
| Land Value | $1,351,680 | $1,351,680 | +0.0% |
| Improvement Value | $53,396 | $49,990 | +6.8% |
| Taxable Value | $1,405,076 | $1,401,670 | +0.2% |
| Total Tax 2026 = estimate |
~$28,755
Estimated
|
~$28,685
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,405,076 | $1,405,076 | +0 (+0.0%) |
| Taxable Value | $1,405,076 | $1,405,076 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,405,076 | $1,351,680 | $53,396 | — | $1,405,076 | $1,405,076 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,401,670 | $1,351,680 | $49,990 | — | $1,401,670 | $1,401,670 | ~$28,685 | Partial |
| 2024 | $1,452,820 | — | — | −$101,140 | $1,351,680 | $— | $28,753 | Verified |
| 2023 | $1,261,905 | — | — | — | $1,351,680 ! | $— | $26,285 | Verified |
| 2022 | $1,199,550 | — | — | −$73,150 | $1,126,400 | $— | $24,922 | Verified |
| 2021 | $1,144,367 | — | — | −$17,967 | $1,126,400 | $— | $26,110 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.2% | +0.2% | ~100% | Not available | Partial |
| 2025 | -3.4% | -3.4% | ~100% | Not available | Partial |
| 2024 | -0.1% | -0.1% | ~100% | 1.9800% | Verified |
| 2023 | +15.1% | +15.1% | ~100% | 1.8100% | Verified |
| 2022 | +5.2% | +5.2% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.2800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +16.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.2% | +4.4% | +5.2% | +15.1% | 2024 | -3.5% | 2025 |
| Assessment Ratio | 100.0% | 98.7% | — | 107.1% | 2023 | 93.0% | 2024 |
| 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 |
$28,685 | $26,951 | ~$31,832 | $28,753 | 2024 | $24,922 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,474,572 | ~$1,474,572 | ~2.0139% | ~$29,697 | +5.2% |
| 2027 | ~$1,551,265 | ~$1,551,265 | ~1.9814% | ~$30,737 | +10.7% |
| 2028 | ~$1,631,947 | ~$1,631,947 | ~1.9488% | ~$31,804 | +16.4% |
| 2029 | ~$1,716,826 | ~$1,716,826 | ~1.9163% | ~$32,899 | +22.5% |
| 2030 | ~$1,806,119 | ~$1,806,119 | ~1.8837% | ~$34,023 | +28.9% |
| 2026 | ~$1,446,538 | ~$1,446,538 | ~2.0465% | ~$29,603 | +3.2% |
| 2027 | ~$1,492,843 | ~$1,492,843 | ~2.0465% | ~$30,551 | +6.5% |
| 2028 | ~$1,540,630 | ~$1,540,630 | ~2.0465% | ~$31,529 | +9.9% |
| 2029 | ~$1,589,946 | ~$1,589,946 | ~2.0465% | ~$32,538 | +13.4% |
| 2030 | ~$1,640,841 | ~$1,640,841 | ~2.0465% | ~$33,580 | +17.1% |
| 2026 | ~$1,502,605 | ~$1,502,605 | ~1.9977% | ~$30,017 | +7.2% |
| 2027 | ~$1,610,809 | ~$1,610,809 | ~1.9488% | ~$31,392 | +14.9% |
| 2028 | ~$1,726,804 | ~$1,726,804 | ~1.9000% | ~$32,810 | +23.2% |
| 2029 | ~$1,851,152 | ~$1,851,152 | ~1.8512% | ~$34,268 | +32.1% |
| 2030 | ~$1,984,455 | ~$1,984,455 | ~1.8024% | ~$35,767 | +41.6% |
In 2025, this property's market value of $1,401,670 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -1% 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 | $1,401,670 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $1,452,820 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,261,905 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $1,199,550 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $1,144,367 | $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.