2928 GUADALUPE ST AUSTIN, TX
| Owner | JOSEPHS CORNER APARTMENTS LLC |
|---|---|
| Parcel ID | 0217021608 |
| Short ID | 211433 |
| Type | Real |
| Use Code | 43 Strip Center (>10,000 SF) |
| Valuation | Income |
| Improvement SF | 15,380 SF |
| Land SF | 32,000 SF |
| Acres | 0.735 |
| Year Built | 1949 |
| Legal | LOT 4-8 BLK 1 OLT 72 DIV D BROWN LEANDER ADDN |
| Neighborhood | 43CEN |
| Land | $3,840,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,840,000 |
| Improvement | $60,000 |
|---|---|
| Total Improvement | $60,000 |
| Market | $3,900,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,900,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $3,900,000 |
| Taxable Value | $3,900,000 |
|---|
Appreciation: Market value has risen +11.5% from $3,496,214 (2021) to $3,900,000 (2025), a CAGR of 2.8% 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 $79,813. 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 98% of market value ($3,840,000 land vs $60,000 improvements), about $120/SF of land. With value concentrated in the land under a ~77-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 $3,900,000, this parcel sits in the top quartile (≥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 +2.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $4,470,930 by 2030, with an estimated annual tax burden around $84,221. 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.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 14,560 SF | ✓ |
| 551 | PAVED AREA | 9,656 SF | ✗ |
| 581C | STORAGE ATT COMM | 2,022 SF | ✓ |
| 501 | CANOPY | 952 SF | ✗ |
| 611 | TERRACE | 952 SF | ✗ |
| 2ND | 2nd Floor | 820 SF | ✓ |
| 571C | STORAGE DET COMM | 135 SF | ✓ |
| 132 | PLBG 5-FIXT AVG | 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% | $36,082.80 | $36,082.80 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $20,436.66 | $20,436.66 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $14,657.96 | $14,657.96 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $4,602.90 | $4,602.90 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $4,032.60 | $4,032.60 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $79,812.92 | $79,812.92 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,900,000 | $3,900,000 | +0.0% |
| Assessed Value | $3,900,000 | $3,900,000 | +0.0% |
| Land Value | $3,840,000 | $3,840,000 | +0.0% |
| Improvement Value | $60,000 | $60,000 | +0.0% |
| Taxable Value | $3,900,000 | $3,900,000 | +0.0% |
| Total Tax 2026 = estimate |
~$79,813
Estimated
|
~$79,813
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,900,000 | $3,900,000 | +0 (+0.0%) |
| Taxable Value | $3,900,000 | $3,900,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,900,000 | $3,840,000 | $60,000 | — | $3,900,000 | $3,900,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,900,000 | $3,840,000 | $60,000 | — | $3,900,000 | $3,900,000 | ~$79,813 | Partial |
| 2024 | $3,900,000 | — | — | −$60,000 | $3,840,000 | $— | $77,291 | Verified |
| 2023 | $3,515,077 | — | — | — | $3,840,000 ! | $— | $70,561 | Verified |
| 2022 | $3,375,490 | — | — | −$175,490 | $3,200,000 | $— | $69,420 | Verified |
| 2021 | $3,496,214 | — | — | −$296,214 | $3,200,000 | $— | $73,474 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.9800% | Verified |
| 2023 | +11.0% | +11.0% | ~100% | 1.8100% | Verified |
| 2022 | +4.1% | +4.1% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +15.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +2.3% | +2.8% | +11.0% | 2024 | -3.5% | 2022 |
| Assessment Ratio | 100.0% | 99.0% | — | 109.2% | 2023 | 91.5% | 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 |
$79,813 | $74,112 | ~$82,484 | $79,813 | 2025 | $69,420 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$4,008,033 | ~$4,008,033 | ~2.0139% | ~$80,719 | +2.8% |
| 2027 | ~$4,119,058 | ~$4,119,058 | ~1.9814% | ~$81,615 | +5.6% |
| 2028 | ~$4,233,159 | ~$4,233,159 | ~1.9488% | ~$82,497 | +8.5% |
| 2029 | ~$4,350,420 | ~$4,350,420 | ~1.9163% | ~$83,367 | +11.5% |
| 2030 | ~$4,470,930 | ~$4,470,930 | ~1.8837% | ~$84,221 | +14.6% |
| 2026 | ~$3,930,033 | ~$3,930,033 | ~2.0465% | ~$80,428 | +0.8% |
| 2027 | ~$3,960,297 | ~$3,960,297 | ~2.0465% | ~$81,047 | +1.5% |
| 2028 | ~$3,990,794 | ~$3,990,794 | ~2.0465% | ~$81,671 | +2.3% |
| 2029 | ~$4,021,526 | ~$4,021,526 | ~2.0465% | ~$82,300 | +3.1% |
| 2030 | ~$4,052,494 | ~$4,052,494 | ~2.0465% | ~$82,934 | +3.9% |
| 2026 | ~$4,086,033 | ~$4,086,033 | ~1.9977% | ~$81,625 | +4.8% |
| 2027 | ~$4,280,939 | ~$4,280,939 | ~1.9488% | ~$83,429 | +9.8% |
| 2028 | ~$4,485,143 | ~$4,485,143 | ~1.9000% | ~$85,218 | +15.0% |
| 2029 | ~$4,699,088 | ~$4,699,088 | ~1.8512% | ~$86,989 | +20.5% |
| 2030 | ~$4,923,237 | ~$4,923,237 | ~1.8024% | ~$88,735 | +26.2% |
In 2025, this property's market value of $3,900,000 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — +175% 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 | $3,900,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $3,900,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $3,515,077 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $3,375,490 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $3,496,214 | $517,750 | $1,142,600 | $2,780,453 | ↑ 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.