4539 GUADALUPE ST TX 78751
| Owner | BOWDENWOOD LLC |
|---|---|
| Parcel ID | 0223050314 |
| Short ID | 221345 |
| Type | Real |
| Use Code | 07 Apartment 50–100 Units |
| Valuation | Income |
| Improvement SF | 53,480 SF |
| Land SF | 54,733 SF |
| Acres | 1.256 |
| Year Built | 1967 |
| Legal | LOT A-B HUNTINGTON PLACE |
| Neighborhood | 08WC1 |
| Land | $6,020,645 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $6,020,645 |
| Improvement | $1,529,355 |
|---|---|
| Total Improvement | $1,529,355 |
| Market | $7,550,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $7,550,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $7,550,000 |
| Taxable Value | $7,550,000 |
|---|
Appreciation: Market value has fallen -11.2% from $8,500,000 (2021) to $7,550,000 (2025), a CAGR of -2.9% 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 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 $154,510. 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 80% of market value ($6,020,645 land vs $1,529,355 improvements), about $110/SF of land. With value concentrated in the land under a ~59-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 $7,550,000, 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 -2.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $6,510,390 by 2030, with an estimated annual tax burden around $122,639. 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.
17 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 24,555 SF | ✗ |
| 3RD | 3rd Floor | 20,795 SF | ✓ |
| 2ND | 2nd Floor | 19,363 SF | ✓ |
| 1ST | 1st Floor | 13,322 SF | ✓ |
| 591 | MASONRY TRIM SF | 13,000 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 4,391 SF | ✗ |
| 061C | CARPORT ATT 1ST COMM | 4,070 SF | ✗ |
| 012C | PORCH OPEN 2 COMM | 2,341 SF | ✗ |
| 013C | PORCH OPEN 3 COMM | 2,341 SF | ✗ |
| 611 | TERRACE | 1,721 SF | ✗ |
| 581C | STORAGE ATT COMM | 1,584 SF | ✓ |
| 601 | POOL COMM'L | 958 SF | ✗ |
| SO | Sketch Only | 32 SF | ✗ |
| 132 | PLBG 5-FIXT AVG | 2 SF | ✓ |
| 152 | COMMODE AVG | 2 SF | ✓ |
| 162 | LAVATORY AVG | 2 SF | ✓ |
| 413 | STAIRWAY EXT | 2 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% | $69,852.60 | $69,852.60 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $39,563.28 | $39,563.28 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $28,376.30 | $28,376.30 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $8,910.74 | $8,910.74 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $7,806.70 | $7,806.70 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $154,509.62 | $154,509.62 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $7,046,075 | $7,550,000 | -6.7% |
| Assessed Value | $7,046,075 | $7,550,000 | -6.7% |
| Land Value | $6,020,645 | $6,020,645 | +0.0% |
| Improvement Value | $1,025,430 | $1,529,355 | -33.0% |
| Taxable Value | $7,046,075 | $7,550,000 | -6.7% |
| Total Tax 2026 = estimate |
~$144,197
Estimated
|
~$154,510
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $7,046,075 | $7,046,075 | +0 (+0.0%) |
| Taxable Value | $7,046,075 | $7,046,075 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $7,046,075 | $6,020,645 | $1,025,430 | — | $7,046,075 | $7,046,075 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $7,550,000 | $6,020,645 | $1,529,355 | — | $7,550,000 | $7,550,000 | ~$154,510 | Partial |
| 2024 | $9,650,000 | — | — | −$3,629,355 | $6,020,645 | $— | $189,263 | Verified |
| 2023 | $10,500,000 | — | — | −$4,479,355 | $6,020,645 | $— | $175,273 | Verified |
| 2022 | $8,500,000 | — | — | −$3,574,017 | $4,925,983 | $— | $207,367 | Verified |
| 2021 | $8,500,000 | — | — | −$3,574,017 | $4,925,983 | $— | $185,018 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -6.7% | -6.7% | ~100% | Not available | Partial |
| 2025 | -20.9% | -20.9% | ~100% | Not available | Partial |
| 2024 | -7.6% | -7.6% | ~100% | 1.9800% | Verified |
| 2023 | -1.5% | -1.5% | ~100% | 1.7000% | Verified |
| 2022 | +23.5% | +23.5% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -11.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -6.7% | -2.6% | -1.5% | +23.5% | 2023 | -21.8% | 2025 |
| Assessment Ratio | 100.0% | 72.6% | — | 100.0% | 2025 | 57.3% | 2023 |
| 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 |
$154,510 | $182,286 | ~$134,874 | $207,367 | 2022 | $154,510 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$7,329,578 | ~$7,329,578 | ~2.0139% | ~$147,613 | -2.9% |
| 2027 | ~$7,115,591 | ~$7,115,591 | ~1.9814% | ~$140,987 | -5.8% |
| 2028 | ~$6,907,851 | ~$6,907,851 | ~1.9488% | ~$134,623 | -8.5% |
| 2029 | ~$6,706,176 | ~$6,706,176 | ~1.9163% | ~$128,510 | -11.2% |
| 2030 | ~$6,510,390 | ~$6,510,390 | ~1.8837% | ~$122,639 | -13.8% |
| 2026 | ~$7,178,578 | ~$7,178,578 | ~2.0465% | ~$146,909 | -4.9% |
| 2027 | ~$6,825,428 | ~$6,825,428 | ~2.0465% | ~$139,681 | -9.6% |
| 2028 | ~$6,489,651 | ~$6,489,651 | ~2.0465% | ~$132,810 | -14.0% |
| 2029 | ~$6,170,392 | ~$6,170,392 | ~2.0465% | ~$126,276 | -18.3% |
| 2030 | ~$5,866,840 | ~$5,866,840 | ~2.0465% | ~$120,064 | -22.3% |
| 2026 | ~$7,480,578 | ~$7,480,578 | ~1.9977% | ~$149,437 | -0.9% |
| 2027 | ~$7,411,794 | ~$7,411,794 | ~1.9488% | ~$144,444 | -1.8% |
| 2028 | ~$7,343,642 | ~$7,343,642 | ~1.9000% | ~$139,530 | -2.7% |
| 2029 | ~$7,276,118 | ~$7,276,118 | ~1.8512% | ~$134,695 | -3.6% |
| 2030 | ~$7,209,214 | ~$7,209,214 | ~1.8024% | ~$129,937 | -4.5% |
In 2025, this property's market value of $7,550,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 15× 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 | $7,550,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $9,650,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $10,500,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $8,500,000 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $8,500,000 | $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.