6909 GUADALUPE ST TX
| Owner | LEE ANDREA M |
|---|---|
| Parcel ID | 0231110332 |
| Short ID | 232423 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 1,569 SF |
| Land SF | 7,493 SF |
| Acres | 0.172 |
| Year Built | 1964 |
| Legal | LOT 1A BLK 6 *RESUB LOT 1 SILVERTON HEIGHTS |
| Neighborhood | Y7005 |
| Land | $322,398 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $322,398 |
| Improvement | $55,994 |
|---|---|
| Total Improvement | $55,994 |
| Market | $378,392 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $378,392 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $378,392 |
| Taxable Value | $378,392 |
|---|
Appreciation: Market value has risen +25.3% from $301,869 (2021) to $378,392 (2025), a CAGR of 5.8% 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 $7,744. 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 85% of market value ($322,398 land vs $55,994 improvements), about $43/SF of land. With value concentrated in the land under a ~62-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 $378,392, this parcel sits in the bottom quartile (<25th 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 +5.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $501,876 by 2030, with an estimated annual tax burden around $9,454. 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 | 1,569 SF | ✓ |
| 061 | CARPORT ATT 1ST | 396 SF | ✗ |
| 011 | PORCH OPEN 1ST F | 86 SF | ✗ |
| 612 | TERRACE UNCOVERD | 20 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% | $3,500.88 | $3,500.88 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $1,982.84 | $1,982.84 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,422.17 | $1,422.17 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $446.59 | $446.59 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $391.26 | $391.26 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $7,743.74 | $7,743.74 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $274,244 | $378,392 | -27.5% |
| Assessed Value | $274,244 | $378,392 | -27.5% |
| Land Value | $214,932 | $322,398 | -33.3% |
| Improvement Value | $59,312 | $55,994 | +5.9% |
| Taxable Value | $274,244 | $378,392 | -27.5% |
| Total Tax 2026 = estimate |
~$5,612
Estimated
|
~$7,744
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $274,244 | $274,244 | +0 (+0.0%) |
| Taxable Value | $274,244 | $274,244 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $274,244 | $214,932 | $59,312 | — | $274,244 | $274,244 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $378,392 | $322,398 | $55,994 | — | $378,392 | $378,392 | ~$7,744 | Partial |
| 2024 | $533,975 | — | — | −$233,975 | $300,000 | $— | $8,256 | Verified |
| 2023 | $532,048 | — | — | −$232,048 | $300,000 | $— | $9,661 | Verified |
| 2022 | $331,200 | — | — | −$31,200 | $300,000 | $— | $10,508 | Verified |
| 2021 | $301,869 | — | — | −$101,869 | $200,000 | $— | $7,209 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -27.5% | -27.5% | ~100% | Not available | Partial |
| 2025 | -9.2% | -9.2% | ~100% | Not available | Partial |
| 2024 | -22.0% | -22.0% | ~100% | 1.9800% | Verified |
| 2023 | +0.4% | +0.4% | ~100% | 1.8100% | Verified |
| 2022 | +60.6% | +60.6% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.3900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +14.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -27.5% | +2.8% | +13.8% | +60.6% | 2023 | -29.1% | 2025 |
| Assessment Ratio | 100.0% | 78.2% | — | 100.0% | 2025 | 56.2% | 2024 |
| 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 |
$7,744 | $8,676 | ~$8,747 | $10,508 | 2022 | $7,209 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$400,380 | ~$400,380 | ~2.0139% | ~$8,063 | +5.8% |
| 2027 | ~$423,647 | ~$423,647 | ~1.9814% | ~$8,394 | +12.0% |
| 2028 | ~$448,265 | ~$448,265 | ~1.9488% | ~$8,736 | +18.5% |
| 2029 | ~$474,313 | ~$474,313 | ~1.9163% | ~$9,089 | +25.3% |
| 2030 | ~$501,876 | ~$501,876 | ~1.8837% | ~$9,454 | +32.6% |
| 2026 | ~$392,813 | ~$392,813 | ~2.0465% | ~$8,039 | +3.8% |
| 2027 | ~$407,783 | ~$407,783 | ~2.0465% | ~$8,345 | +7.8% |
| 2028 | ~$423,323 | ~$423,323 | ~2.0465% | ~$8,663 | +11.9% |
| 2029 | ~$439,456 | ~$439,456 | ~2.0465% | ~$8,993 | +16.1% |
| 2030 | ~$456,204 | ~$456,204 | ~2.0465% | ~$9,336 | +20.6% |
| 2026 | ~$407,948 | ~$407,948 | ~1.9977% | ~$8,149 | +7.8% |
| 2027 | ~$439,813 | ~$439,813 | ~1.9488% | ~$8,571 | +16.2% |
| 2028 | ~$474,167 | ~$474,167 | ~1.9000% | ~$9,009 | +25.3% |
| 2029 | ~$511,204 | ~$511,204 | ~1.8512% | ~$9,463 | +35.1% |
| 2030 | ~$551,134 | ~$551,134 | ~1.8024% | ~$9,933 | +45.7% |
In 2025, this property's market value of $378,392 places it in the bottom 25% for Multi-Family properties in Travis County (12584 comparable) — -27% 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 | $378,392 | $438,669 | $519,778 | $749,859 | ↓ Bottom 25% | -7.5% |
| 2024 | $533,975 | $467,458 | $564,615 | $848,565 | ↓ Below median | -6.3% |
| 2023 | $532,048 | $503,905 | $617,035 | $919,932 | ↓ Below median | +0.9% |
| 2022 | $331,200 | $506,618 | $615,058 | $906,429 | ↓ Bottom 25% | +39.1% |
| 2021 | $301,869 | $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.