7009 GUADALUPE ST TX
| Owner | PARTRIDGE JULIAN P |
|---|---|
| Parcel ID | 0231110128 |
| Short ID | 232359 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 1,568 SF |
| Land SF | 15,018 SF |
| Acres | 0.345 |
| Year Built | 1949 |
| Legal | LOT 8 BLK 5 SILVERTON HEIGHTS |
| Neighborhood | Y7005 |
| Land | $427,631 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $427,631 |
| Improvement | $21,563 |
|---|---|
| Total Improvement | $21,563 |
| Market | $449,194 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $449,194 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $449,194 |
| Taxable Value | $449,194 |
|---|
Appreciation: Market value has risen +24.3% from $361,500 (2021) to $449,194 (2025), a CAGR of 5.6% over 4 years. This represents moderate, steady growth. Most of this growth came in a single year (2022→2023), 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 $9,193. 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 cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 95% of market value ($427,631 land vs $21,563 improvements), about $28/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 $449,194, this parcel sits in the lower-middle (25th–50th 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 +5.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $589,306 by 2030, with an estimated annual tax burden around $11,101. 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.
5 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,568 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,568 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 500 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 88 SF | ✗ |
| 251 | BATHROOM | 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% | $4,155.94 | $4,155.94 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $2,353.85 | $2,353.85 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,688.27 | $1,688.27 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $530.15 | $530.15 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $464.47 | $464.47 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $9,192.68 | $9,192.68 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $334,886 | $449,194 | -25.4% |
| Assessed Value | $334,886 | $449,194 | -25.4% |
| Land Value | $285,088 | $427,631 | -33.3% |
| Improvement Value | $49,798 | $21,563 | +130.9% |
| Taxable Value | $334,886 | $449,194 | -25.4% |
| Total Tax 2026 = estimate |
~$6,853
Estimated
|
~$9,193
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $334,886 | $334,886 | +0 (+0.0%) |
| Taxable Value | $334,886 | $334,886 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $334,886 | $285,088 | $49,798 | — | $334,886 | $334,886 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $449,194 | $427,631 | $21,563 | — | $449,194 | $449,194 | ~$9,193 | Partial |
| 2024 | $473,738 | — | — | −$53,738 | $420,000 | $— | not in county billing file ⓘ | Partial |
| 2023 | $480,000 | — | — | −$102,000 | $378,000 | $— | not in county billing file ⓘ | Partial |
| 2022 | $317,900 | — | — | — | $378,000 ! | $— | not in county billing file ⓘ | Partial |
| 2021 | $361,500 | — | — | −$109,500 | $252,000 | $— | not in county billing file ⓘ | Partial |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -25.4% | -25.4% | ~100% | Not available | Partial |
| 2025 | -5.8% | -5.8% | ~100% | Not available | Partial |
| 2024 | -14.8% | -14.8% | ~100% | Not available | Partial |
| 2023 | +0.3% | +0.3% | ~100% | Not available | Partial |
| 2022 | +52.2% | +52.2% | ~100% | Not available | Partial |
| 2021 | base year | — | ~100% | Not available | Partial |
| Cumulative market value growth (earliest valid year → 2025): +22.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -25.4% | +1.4% | +12.8% | +51.0% | 2023 | -25.4% | 2026 |
| Assessment Ratio | 100.0% | 92.7% | — | 118.9% | 2022 | 69.7% | 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 |
$9,193 | $9,193 | ~$10,314 | $9,193 | 2025 | $9,193 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$474,259 | ~$474,259 | ~2.0139% | ~$9,551 | +5.6% |
| 2027 | ~$500,722 | ~$500,722 | ~1.9814% | ~$9,921 | +11.5% |
| 2028 | ~$528,662 | ~$528,662 | ~1.9488% | ~$10,303 | +17.7% |
| 2029 | ~$558,161 | ~$558,161 | ~1.9163% | ~$10,696 | +24.3% |
| 2030 | ~$589,306 | ~$589,306 | ~1.8837% | ~$11,101 | +31.2% |
| 2026 | ~$465,275 | ~$465,275 | ~2.0465% | ~$9,522 | +3.6% |
| 2027 | ~$481,931 | ~$481,931 | ~2.0465% | ~$9,863 | +7.3% |
| 2028 | ~$499,184 | ~$499,184 | ~2.0465% | ~$10,216 | +11.1% |
| 2029 | ~$517,055 | ~$517,055 | ~2.0465% | ~$10,581 | +15.1% |
| 2030 | ~$535,565 | ~$535,565 | ~2.0465% | ~$10,960 | +19.2% |
| 2026 | ~$483,243 | ~$483,243 | ~1.9977% | ~$9,654 | +7.6% |
| 2027 | ~$519,872 | ~$519,872 | ~1.9488% | ~$10,131 | +15.7% |
| 2028 | ~$559,278 | ~$559,278 | ~1.9000% | ~$10,626 | +24.5% |
| 2029 | ~$601,671 | ~$601,671 | ~1.8512% | ~$11,138 | +33.9% |
| 2030 | ~$647,277 | ~$647,277 | ~1.8024% | ~$11,666 | +44.1% |
In 2025, this property's market value of $449,194 places it in the 25th–50th percentile for Multi-Family properties in Travis County (12584 comparable) — -14% below 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 | $449,194 | $438,669 | $519,778 | $749,859 | ↓ Below median | -7.5% |
| 2024 | $473,738 | $467,458 | $564,615 | $848,565 | ↓ Below median | -6.3% |
| 2023 | $480,000 | $503,905 | $617,035 | $919,932 | ↓ Bottom 25% | +0.9% |
| 2022 | $317,900 | $506,618 | $615,058 | $906,429 | ↓ Bottom 25% | +39.1% |
| 2021 | $361,500 | $300,453 | $376,850 | $539,896 | ↓ 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.