4021 GUADALUPE ST TX 78751
| Owner | BEAUTIFUL TRUTH CORPORATION |
|---|---|
| Parcel ID | 0219050406 |
| Short ID | 214634 |
| Type | Real |
| Use Code | 20 Small Store (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 1,470 SF |
| Land SF | 5,313 SF |
| Acres | 0.122 |
| Year Built | 1924 |
| Legal | LOT 4 & N 17.5FT LOT 5 BLK 8 HYDE PARK ADDN NO 2 |
| Neighborhood | 20CEN |
| Land | $637,560 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $637,560 |
| Improvement | $89,315 |
|---|---|
| Total Improvement | $89,315 |
| Market | $726,875 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $726,875 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $726,875 |
| Taxable Value | $726,875 |
|---|
Appreciation: Market value has fallen -1.8% from $740,000 (2021) to $726,875 (2025), a CAGR of -0.4% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2021→2022), 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 $14,875. 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 88% of market value ($637,560 land vs $89,315 improvements), about $120/SF of land. With value concentrated in the land under a ~102-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 $726,875, 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 -0.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $710,796 by 2030, with an estimated annual tax burden around $13,390. 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.
3 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,470 SF | ✓ |
| 551 | PAVED AREA | 1,240 SF | ✗ |
| SO | Sketch Only | 25 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% | $6,725.05 | $6,725.05 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,808.95 | $3,808.95 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,731.92 | $2,731.92 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $857.88 | $857.88 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $751.59 | $751.59 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $14,875.39 | $14,875.39 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $744,948 | $726,875 | +2.5% |
| Assessed Value | $744,948 | $726,875 | +2.5% |
| Land Value | $637,560 | $637,560 | +0.0% |
| Improvement Value | $107,388 | $89,315 | +20.2% |
| Taxable Value | $744,948 | $726,875 | +2.5% |
| Total Tax 2026 = estimate |
~$15,245
Estimated
|
~$14,875
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $775,987 | $744,948 | -31,039 (-4.0%) |
| Taxable Value | $775,987 | $744,948 | -31,039 (-4.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $744,948 | $637,560 | $107,388 | — | $744,948 | $744,948 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $726,875 | $637,560 | $89,315 | — | $726,875 | $726,875 | ~$14,875 | Partial |
| 2024 | $700,000 | — | — | −$62,440 | $637,560 | $— | $14,442 | Verified |
| 2023 | $693,400 | — | — | −$55,840 | $637,560 | $— | $12,665 | Verified |
| 2022 | $688,640 | — | — | −$183,905 | $504,735 | $— | $13,694 | Verified |
| 2021 | $740,000 | — | — | −$235,265 | $504,735 | $— | $14,989 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +6.8% | +6.8% | ~100% | Not available | Partial |
| 2025 | -0.3% | -0.3% | ~100% | Not available | Partial |
| 2024 | +4.1% | +4.1% | ~100% | 1.9800% | Verified |
| 2023 | -1.5% | -1.5% | ~100% | 1.8100% | Verified |
| 2022 | +3.2% | +3.2% | ~100% | 1.9300% | Verified |
| 2021 | base year | — | ~100% | 2.0300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +5.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +2.5% | +0.2% | -0.9% | +3.8% | 2025 | -6.9% | 2022 |
| Assessment Ratio | 100.0% | 87.4% | — | 100.0% | 2025 | 68.2% | 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 |
$14,875 | $14,133 | ~$13,979 | $14,989 | 2021 | $12,665 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$723,630 | ~$723,630 | ~2.0139% | ~$14,573 | -0.4% |
| 2027 | ~$720,400 | ~$720,400 | ~1.9814% | ~$14,274 | -0.9% |
| 2028 | ~$717,184 | ~$717,184 | ~1.9488% | ~$13,977 | -1.3% |
| 2029 | ~$713,983 | ~$713,983 | ~1.9163% | ~$13,682 | -1.8% |
| 2030 | ~$710,796 | ~$710,796 | ~1.8837% | ~$13,390 | -2.2% |
| 2026 | ~$709,093 | ~$709,093 | ~2.0465% | ~$14,511 | -2.4% |
| 2027 | ~$691,746 | ~$691,746 | ~2.0465% | ~$14,156 | -4.8% |
| 2028 | ~$674,823 | ~$674,823 | ~2.0465% | ~$13,810 | -7.2% |
| 2029 | ~$658,314 | ~$658,314 | ~2.0465% | ~$13,472 | -9.4% |
| 2030 | ~$642,209 | ~$642,209 | ~2.0465% | ~$13,143 | -11.6% |
| 2026 | ~$738,168 | ~$738,168 | ~1.9977% | ~$14,746 | +1.6% |
| 2027 | ~$749,636 | ~$749,636 | ~1.9488% | ~$14,609 | +3.1% |
| 2028 | ~$761,282 | ~$761,282 | ~1.9000% | ~$14,464 | +4.7% |
| 2029 | ~$773,110 | ~$773,110 | ~1.8512% | ~$14,312 | +6.4% |
| 2030 | ~$785,121 | ~$785,121 | ~1.8024% | ~$14,151 | +8.0% |
In 2025, this property's market value of $726,875 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -49% 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 | $726,875 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $700,000 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $693,400 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $688,640 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $740,000 | $517,750 | $1,142,600 | $2,780,453 | ↓ Below 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.