4525 GUADALUPE ST TX 78751
| Owner | CARMELINA LLC |
|---|---|
| Parcel ID | 0223050313 |
| Short ID | 221343 |
| Type | Real |
| Use Code | 05 Apartment 5–25 Units |
| Valuation | Income |
| Improvement SF | 21,524 SF |
| Land SF | 33,375 SF |
| Acres | 0.766 |
| Year Built | 2015 |
| Legal | LOT 8 PIPERS PLACE |
| Neighborhood | 05WC1 |
| Land | $3,671,250 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,671,250 |
| Improvement | $4,488,750 |
|---|---|
| Total Improvement | $4,488,750 |
| Market | $8,160,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $8,160,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $8,160,000 |
| Taxable Value | $8,160,000 |
|---|
Appreciation: Market value has fallen -7.0% from $8,774,860 (2021) to $8,160,000 (2025), a CAGR of -1.8% 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 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 $166,993. 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 45% of market value ($3,671,250 land vs $4,488,750 improvements), about $110/SF of land. Most value sits in the improvements, so building condition, age (~11 yrs), and rent roll drive the underwriting.
Submarket Position: At $8,160,000, 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 -1.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $7,451,653 by 2030, with an estimated annual tax burden around $140,370. 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.
10 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 24,365 SF | ✗ |
| 2ND | 2nd Floor | 9,868 SF | ✓ |
| 3RD | 3rd Floor | 9,868 SF | ✓ |
| 187 | PARKING GARAGE | 7,033 SF | ✓ |
| 4TH | 4th Floor | 6,782 SF | ✓ |
| 611 | TERRACE | 1,873 SF | ✗ |
| 1ST | 1st Floor | 1,788 SF | ✓ |
| 601 | POOL COMM'L | 250 SF | ✗ |
| 051C | CARPORT DET 1ST COMM | 180 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% | $75,496.32 | $75,496.32 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $42,759.79 | $42,759.79 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $30,668.95 | $30,668.95 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $9,630.68 | $9,630.68 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $8,437.44 | $8,437.44 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $166,993.18 | $166,993.18 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $8,010,000 | $8,160,000 | -1.8% |
| Assessed Value | $8,010,000 | $8,160,000 | -1.8% |
| Land Value | $3,671,250 | $3,671,250 | +0.0% |
| Improvement Value | $4,338,750 | $4,488,750 | -3.3% |
| Taxable Value | $8,010,000 | $8,160,000 | -1.8% |
| Total Tax 2026 = estimate |
~$163,923
Estimated
|
~$166,993
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $9,564,870 | $8,010,000 | -1,554,870 (-16.3%) |
| Taxable Value | $9,564,870 | $8,010,000 | -1,554,870 (-16.3%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $8,010,000 | $3,671,250 | $4,338,750 | — | $8,010,000 | $8,010,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $8,160,000 | $3,671,250 | $4,488,750 | — | $8,160,000 | $8,160,000 | ~$166,993 | Partial |
| 2024 | $8,278,476 | — | — | −$4,607,226 | $3,671,250 | $— | $161,329 | Verified |
| 2023 | $8,208,000 | — | — | −$4,536,750 | $3,671,250 | $— | $149,778 | Verified |
| 2022 | $8,208,000 | — | — | −$5,204,250 | $3,003,750 | $— | $162,102 | Verified |
| 2021 | $8,774,860 | — | — | −$5,771,110 | $3,003,750 | $— | $178,662 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +17.2% | +17.2% | ~100% | Not available | Partial |
| 2025 | +0.2% | +0.2% | ~100% | Not available | Partial |
| 2024 | -1.7% | -1.7% | ~100% | 1.9800% | Verified |
| 2023 | +0.9% | +0.9% | ~100% | 1.8100% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.0400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -0.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -1.8% | -1.8% | -1.4% | +0.9% | 2024 | -6.5% | 2022 |
| Assessment Ratio | 100.0% | 60.0% | — | 100.0% | 2025 | 34.2% | 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 |
$166,993 | $163,773 | ~$150,734 | $178,662 | 2021 | $149,778 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$8,013,139 | ~$8,013,139 | ~2.0139% | ~$161,380 | -1.8% |
| 2027 | ~$7,868,920 | ~$7,868,920 | ~1.9814% | ~$155,914 | -3.6% |
| 2028 | ~$7,727,297 | ~$7,727,297 | ~1.9488% | ~$150,593 | -5.3% |
| 2029 | ~$7,588,224 | ~$7,588,224 | ~1.9163% | ~$145,412 | -7.0% |
| 2030 | ~$7,451,653 | ~$7,451,653 | ~1.8837% | ~$140,370 | -8.7% |
| 2026 | ~$7,849,939 | ~$7,849,939 | ~2.0465% | ~$160,648 | -3.8% |
| 2027 | ~$7,551,659 | ~$7,551,659 | ~2.0465% | ~$154,544 | -7.5% |
| 2028 | ~$7,264,713 | ~$7,264,713 | ~2.0465% | ~$148,671 | -11.0% |
| 2029 | ~$6,988,670 | ~$6,988,670 | ~2.0465% | ~$143,022 | -14.4% |
| 2030 | ~$6,723,117 | ~$6,723,117 | ~2.0465% | ~$137,588 | -17.6% |
| 2026 | ~$8,176,339 | ~$8,176,339 | ~1.9977% | ~$163,336 | +0.2% |
| 2027 | ~$8,192,710 | ~$8,192,710 | ~1.9488% | ~$159,663 | +0.4% |
| 2028 | ~$8,209,114 | ~$8,209,114 | ~1.9000% | ~$155,975 | +0.6% |
| 2029 | ~$8,225,551 | ~$8,225,551 | ~1.8512% | ~$152,271 | +0.8% |
| 2030 | ~$8,242,020 | ~$8,242,020 | ~1.8024% | ~$148,552 | +1.0% |
In 2025, this property's market value of $8,160,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 16× 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 | $8,160,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $8,278,476 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $8,208,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $8,208,000 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $8,774,860 | $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.