3404 GUADALUPE ST AUSTIN, TX 78705
| Owner | ELEPHANT PRODUCTIONS INC |
|---|---|
| Parcel ID | 0218031108 |
| Short ID | 212612 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 2,615 SF |
| Land SF | 11,250 SF |
| Acres | 0.258 |
| Year Built | 1909 |
| Legal | LOT 4 * & S25FT OF LOT 5 BLK 3 OLT 75-76 DIV D GYPSY GROVE |
| Neighborhood | 59CEN |
| Land | $1,350,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,350,000 |
| Improvement | $97,358 |
|---|---|
| Total Improvement | $97,358 |
| Market | $1,447,358 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,447,358 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,447,358 |
| Taxable Value | $1,447,358 |
|---|
Appreciation: Market value has fallen -0.2% from $1,450,000 (2021) to $1,447,358 (2025), a CAGR of -0.0% 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 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 $29,620. 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 93% of market value ($1,350,000 land vs $97,358 improvements), about $120/SF of land. With value concentrated in the land under a ~117-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 $1,447,358, 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 -0.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,444,062 by 2030, with an estimated annual tax burden around $27,202. 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 |
|---|---|---|---|
| 551 | PAVED AREA | 3,960 SF | ✗ |
| 095 | HVAC RESIDENTIAL | 2,615 SF | ✗ |
| 1ST | 1st Floor | 1,529 SF | ✓ |
| 2ND | 2nd Floor | 1,086 SF | ✓ |
| 512C | DECK UNCOVRED COMM | 283 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 78 SF | ✗ |
| 413 | STAIRWAY EXT | 1 SF | ✓ |
| 522C | FIREPLACE 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% | $13,390.96 | $13,390.96 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $7,584.40 | $7,584.40 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $5,439.82 | $5,439.82 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,708.22 | $1,708.22 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,496.57 | $1,496.57 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $29,619.97 | $29,619.97 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,469,256 | $1,447,358 | +1.5% |
| Assessed Value | $1,469,256 | $1,447,358 | +1.5% |
| Land Value | $1,350,000 | $1,350,000 | +0.0% |
| Improvement Value | $119,256 | $97,358 | +22.5% |
| Taxable Value | $1,469,256 | $1,447,358 | +1.5% |
| Total Tax 2026 = estimate |
~$30,068
Estimated
|
~$29,620
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,079,913 | $1,469,256 | -610,657 (-29.4%) |
| Taxable Value | $1,736,830 | $1,469,256 | -267,574 (-15.4%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,469,256 | $1,350,000 | $119,256 | — | $1,469,256 | $1,469,256 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,447,358 | $1,350,000 | $97,358 | — | $1,447,358 | $1,447,358 | ~$29,620 | Partial |
| 2024 | $1,686,774 | — | — | −$336,774 | $1,350,000 | $— | $29,683 | Verified |
| 2023 | $1,551,689 | — | — | −$201,689 | $1,350,000 | $— | $30,518 | Verified |
| 2022 | $1,450,000 | — | — | −$325,000 | $1,125,000 | $— | $30,645 | Verified |
| 2021 | $1,450,000 | — | — | −$325,000 | $1,125,000 | $— | $31,562 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +43.7% | +20.0% | 83.5% | Not available | Partial |
| 2025 | -3.4% | -3.4% | ~100% | Not available | Partial |
| 2024 | -11.2% | -11.2% | ~100% | 1.9800% | Verified |
| 2023 | +8.7% | +8.7% | ~100% | 1.8100% | Verified |
| 2022 | -0.4% | -0.4% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -7.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +1.5% | +0.6% | -0.3% | +8.7% | 2024 | -14.2% | 2025 |
| Assessment Ratio | 100.0% | 87.0% | — | 100.0% | 2025 | 77.6% | 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 |
$29,620 | $30,405 | ~$28,169 | $31,562 | 2021 | $29,620 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,446,698 | ~$1,446,698 | ~2.0139% | ~$29,136 | -0.0% |
| 2027 | ~$1,446,039 | ~$1,446,039 | ~1.9814% | ~$28,652 | -0.1% |
| 2028 | ~$1,445,380 | ~$1,445,380 | ~1.9488% | ~$28,168 | -0.1% |
| 2029 | ~$1,444,721 | ~$1,444,721 | ~1.9163% | ~$27,685 | -0.2% |
| 2030 | ~$1,444,062 | ~$1,444,062 | ~1.8837% | ~$27,202 | -0.2% |
| 2026 | ~$1,417,751 | ~$1,417,751 | ~2.0465% | ~$29,014 | -2.0% |
| 2027 | ~$1,388,750 | ~$1,388,750 | ~2.0465% | ~$28,421 | -4.0% |
| 2028 | ~$1,360,342 | ~$1,360,342 | ~2.0465% | ~$27,839 | -6.0% |
| 2029 | ~$1,332,515 | ~$1,332,515 | ~2.0465% | ~$27,270 | -7.9% |
| 2030 | ~$1,305,257 | ~$1,305,257 | ~2.0465% | ~$26,712 | -9.8% |
| 2026 | ~$1,475,645 | ~$1,475,645 | ~1.9977% | ~$29,478 | +2.0% |
| 2027 | ~$1,504,486 | ~$1,504,486 | ~1.9488% | ~$29,320 | +3.9% |
| 2028 | ~$1,533,890 | ~$1,533,890 | ~1.9000% | ~$29,144 | +6.0% |
| 2029 | ~$1,563,868 | ~$1,563,868 | ~1.8512% | ~$28,950 | +8.0% |
| 2030 | ~$1,594,433 | ~$1,594,433 | ~1.8024% | ~$28,738 | +10.2% |
In 2025, this property's market value of $1,447,358 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +2% 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 | $1,447,358 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,686,774 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,551,689 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,450,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,450,000 | $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.