808 NUECES ST AUSTIN, TX 78701
| Owner | NINTH NUECES LLC |
|---|---|
| Parcel ID | 0208001408 |
| Short ID | 196683 |
| Type | Real |
| Use Code | 53 Office Small (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 2,987 SF |
| Land SF | 5,632 SF |
| Acres | 0.129 |
| Year Built | 1979 |
| Legal | E 44 FT OF LOT 5 BLOCK 103 ORIGINAL CITY |
| Neighborhood | 53CBD |
| Land | $1,126,400 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,126,400 |
| Improvement | $284,421 |
|---|---|
| Total Improvement | $284,421 |
| Market | $1,410,821 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,410,821 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,410,821 |
| Taxable Value | $1,410,821 |
|---|
Appreciation: Market value has risen +8.1% from $1,305,000 (2021) to $1,410,821 (2025), a CAGR of 2.0% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2025→2026), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend. Over the same span, the median Commercial parcel countywide rose +24.1%, so this parcel has lagged the broader commercial 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 $28,872. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Asset Class: Commercial. No homestead exemptions apply — full market value is taxable. 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 ($1,126,400 land vs $284,421 improvements), about $200/SF of land. With value concentrated in the land under a ~47-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 $1,410,821, this parcel sits in the lower-middle (25th–50th percentile) of Commercial property in Travis County — county median $1,417,484 (P25 $649,268 / P75 $3,347,260, n=13,608). Commercial here is the broad TCAD category — every commercial 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 +2.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,555,244 by 2030, with an estimated annual tax burden around $29,297. 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.
7 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 5,080 SF | ✗ |
| 1ST | 1st Floor | 2,987 SF | ✓ |
| 487 | PARKING UNDER | 2,987 SF | ✓ |
| 327 | STORAGE COMM'L | 400 SF | ✓ |
| 501 | CANOPY | 112 SF | ✗ |
| SO | Sketch Only | 112 SF | ✗ |
| 413 | STAIRWAY EXT | 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% | $13,052.92 | $13,052.92 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $7,392.94 | $7,392.94 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $5,302.50 | $5,302.50 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,665.09 | $1,665.09 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,458.79 | $1,458.79 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $28,872.24 | $28,872.24 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,541,040 | $1,410,821 | +9.2% |
| Assessed Value | $1,541,040 | $1,410,821 | +9.2% |
| Land Value | $1,126,400 | $1,126,400 | +0.0% |
| Improvement Value | $414,640 | $284,421 | +45.8% |
| Taxable Value | $1,541,040 | $1,410,821 | +9.2% |
| Total Tax 2026 = estimate |
~$31,537
Estimated
|
~$28,872
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,813,522 | $1,541,040 | -272,482 (-15.0%) |
| Taxable Value | $1,692,985 | $1,541,040 | -151,945 (-9.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,541,040 | $1,126,400 | $414,640 | — | $1,541,040 | $1,541,040 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,410,821 | $1,126,400 | $284,421 | — | $1,410,821 | $1,410,821 | ~$28,872 | Partial |
| 2024 | $1,537,205 | — | — | −$410,805 | $1,126,400 | $— | $27,960 | Verified |
| 2023 | $1,420,200 | — | — | −$575,400 | $844,800 | $— | $27,812 | Verified |
| 2022 | $1,300,000 | — | — | −$455,200 | $844,800 | $— | $28,048 | Verified |
| 2021 | $1,305,000 | — | — | −$460,200 | $844,800 | $— | $28,297 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +28.5% | +20.0% | 93.4% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | -8.2% | -8.2% | ~100% | 1.9800% | Verified |
| 2023 | +8.2% | +8.2% | ~100% | 1.8100% | Verified |
| 2022 | +9.2% | +9.2% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +8.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +9.2% | +3.6% | +0.2% | +9.2% | 2026 | -8.2% | 2025 |
| Assessment Ratio | 100.0% | 77.1% | — | 100.0% | 2025 | 59.5% | 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 |
$28,872 | $28,198 | ~$29,142 | $28,872 | 2025 | $27,812 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,438,591 | ~$1,438,591 | ~2.0139% | ~$28,972 | +2.0% |
| 2027 | ~$1,466,907 | ~$1,466,907 | ~1.9814% | ~$29,065 | +4.0% |
| 2028 | ~$1,495,781 | ~$1,495,781 | ~1.9488% | ~$29,150 | +6.0% |
| 2029 | ~$1,525,223 | ~$1,525,223 | ~1.9163% | ~$29,228 | +8.1% |
| 2030 | ~$1,555,244 | ~$1,555,244 | ~1.8837% | ~$29,297 | +10.2% |
| 2026 | ~$1,410,374 | ~$1,410,374 | ~2.0465% | ~$28,863 | -0.0% |
| 2027 | ~$1,409,928 | ~$1,409,928 | ~2.0465% | ~$28,854 | -0.1% |
| 2028 | ~$1,409,481 | ~$1,409,481 | ~2.0465% | ~$28,845 | -0.1% |
| 2029 | ~$1,409,035 | ~$1,409,035 | ~2.0465% | ~$28,836 | -0.1% |
| 2030 | ~$1,408,589 | ~$1,408,589 | ~2.0465% | ~$28,827 | -0.2% |
| 2026 | ~$1,466,807 | ~$1,466,807 | ~1.9977% | ~$29,302 | +4.0% |
| 2027 | ~$1,525,015 | ~$1,525,015 | ~1.9488% | ~$29,720 | +8.1% |
| 2028 | ~$1,585,533 | ~$1,585,533 | ~1.9000% | ~$30,125 | +12.4% |
| 2029 | ~$1,648,452 | ~$1,648,452 | ~1.8512% | ~$30,516 | +16.8% |
| 2030 | ~$1,713,868 | ~$1,713,868 | ~1.8024% | ~$30,890 | +21.5% |
In 2025, this property's market value of $1,410,821 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -0% below the county median of $1,417,484. Commercial here is the broad TCAD category — every commercial 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 | $1,410,821 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $1,537,205 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,420,200 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,300,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,305,000 | $517,750 | $1,142,600 | $2,780,453 | ↑ Above 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.