202 NUECES ST 1601 TX 78701
| Owner | MART JUSTIN R |
|---|---|
| Parcel ID | 0105001624 |
| Short ID | 916488 |
| Type | Real |
| Use Code | 22 Hi-Rise Condo / Apartment |
| Valuation | Income |
| Improvement SF | 2,068 SF |
| Land SF | 117 SF |
| Acres | 0.003 |
| Year Built | 2018 |
| Legal | UNT 1601 BLOCK 188 CONDOMINIUMS PLUS .5483 % INT IN COM AREA |
| Neighborhood | Z1AP99C |
| Land | $67,458 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $67,458 |
| Improvement | $3,134,596 |
|---|---|
| Total Improvement | $3,134,596 |
| Market | $3,202,054 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,202,054 |
| Value Limitation Adjustment (−) (homestead cap) | −$207,503 |
| Net Appraised (assessed) | $2,994,551 |
| Taxable Value | $2,994,551 |
|---|
Appreciation: Market value has risen +885.3% from $324,999 (2021) to $3,202,054 (2025), a CAGR of 77.2% over 4 years. This is strong appreciation — well above typical inflation. 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.
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 $61,283. Austin ISD is the largest single contributor, at 43.6% of the total 2025 levy.
Assessment Gap: Assessed value ($2,994,551) is $207,503 below market value, suggesting potential for an upward assessment in future years.
Asset Class: O. 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 2% of market value ($67,458 land vs $3,134,596 improvements), about $577/SF of land. Most value sits in the improvements, so building condition, age (~8 yrs), and rent roll drive the underwriting.
Forward Outlook: Holding the +77.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $55,893,581 by 2030, with an estimated annual tax burden around $90,848. 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.
4 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 2,068 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
| 252 | BEDROOMS | 2 SF | ✓ |
| 250 | HALF BATHROOM | 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% | $24,286.50 | $24,286.50 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $13,755.45 | $13,755.45 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $9,865.93 | $9,865.93 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,098.10 | $3,098.10 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,714.25 | $2,714.25 | Paid |
| P2U | — | — | — | — | — | — | $1,965.63 | $1,965.63 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $55,685.86 | $55,685.86 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,200,000 | $3,202,054 | -31.3% |
| Assessed Value | $2,200,000 | $2,994,551 | -26.5% |
| Land Value | $163,534 | $67,458 | +142.4% |
| Improvement Value | $2,036,466 | $3,134,596 | -35.0% |
| Taxable Value | $2,200,000 | $2,994,551 | -26.5% |
| Total Tax 2026 = estimate |
~$45,023
Estimated
|
~$55,686
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,625,000 | $2,200,000 | -425,000 (-16.2%) |
| Taxable Value | $2,625,000 | $2,200,000 | -425,000 (-16.2%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,200,000 | $163,534 | $2,036,466 | — | $2,200,000 | $2,200,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,202,054 | $67,458 | $3,134,596 | −$207,503 | $2,994,551 | $2,994,551 | ~$55,686 | Partial |
| 2024 | $2,385,000 | — | — | −$2,317,542 | $67,458 | $— | $51,301 | Verified |
| 2023 | $2,643,250 | — | — | −$2,575,792 | $67,458 | $— | $44,894 | Verified |
| 2022 | $2,206,375 | — | — | −$2,138,917 | $67,458 | $— | $54,345 | Verified |
| 2021 | $324,999 | — | — | −$287,897 | $37,102 | $— | $49,732 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -18.0% | -12.3% | ~100% | Not available | Partial |
| 2025 | +28.3% | +20.0% | 93.5% | Not available | Partial |
| 2024 | +4.6% | +4.6% | ~100% | 2.0600% | Verified |
| 2023 | -9.8% | -9.8% | ~100% | 1.8800% | Verified |
| 2022 | +19.8% | +19.8% | ~100% | 2.0600% | Verified |
| 2021 | base year | — | ~100% | 15.3000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +45.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -31.3% | +118.4% | +93.3% | +578.9% | 2022 | -31.3% | 2026 |
| Assessment Ratio | 100.0% | 35.6% | — | 100.0% | 2026 | 2.6% | 2023 |
| Effective Tax Rate (2025) | 1.7400% | 1.7400% | — | 1.7400% | 2025 | 1.7400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$55,686 | $51,192 | ~$78,135 | $55,686 | 2025 | $44,894 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$5,673,033 | ~$3,294,006 | ~2.0139% | ~$66,339 | +77.2% |
| 2027 | ~$10,050,831 | ~$3,623,407 | ~1.9814% | ~$71,794 | +213.9% |
| 2028 | ~$17,806,912 | ~$3,985,747 | ~1.9488% | ~$77,676 | +456.1% |
| 2029 | ~$31,548,250 | ~$4,384,322 | ~1.9163% | ~$84,016 | +885.3% |
| 2030 | ~$55,893,581 | ~$4,822,754 | ~1.8837% | ~$90,848 | +1645.6% |
| 2026 | ~$5,608,992 | ~$3,294,006 | ~2.0465% | ~$67,411 | +75.2% |
| 2027 | ~$9,825,190 | ~$3,623,407 | ~2.0465% | ~$74,152 | +206.8% |
| 2028 | ~$17,210,645 | ~$3,985,747 | ~2.0465% | ~$81,568 | +437.5% |
| 2029 | ~$30,147,638 | ~$4,384,322 | ~2.0465% | ~$89,724 | +841.5% |
| 2030 | ~$52,809,184 | ~$4,822,754 | ~2.0465% | ~$98,697 | +1549.2% |
| 2026 | ~$5,737,074 | ~$3,294,006 | ~1.9977% | ~$65,803 | +79.2% |
| 2027 | ~$10,279,033 | ~$3,623,407 | ~1.9488% | ~$70,614 | +221.0% |
| 2028 | ~$18,416,795 | ~$3,985,747 | ~1.9000% | ~$75,730 | +475.2% |
| 2029 | ~$32,997,107 | ~$4,384,322 | ~1.8512% | ~$81,162 | +930.5% |
| 2030 | ~$59,120,442 | ~$4,822,754 | ~1.8024% | ~$86,924 | +1746.3% |
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.