1108 NUECES ST AUSTIN, TX 78701
| Owner | 1108 NUECES OWNER LLC |
|---|---|
| Parcel ID | 0208001708 |
| Short ID | 196703 |
| Type | Real |
| Use Code | 06 Apartment 26–49 Units |
| Valuation | Income |
| Improvement SF | 36,578 SF |
| Land SF | 11,041 SF |
| Acres | 0.253 |
| Year Built | 2022 |
| Legal | S 80 FT OF LOT 5&6 BLOCK 131 ORIGINAL CITY |
| Neighborhood | 53CBD |
| Land | $2,208,200 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,208,200 |
| Improvement | $9,617,800 |
|---|---|
| Total Improvement | $9,617,800 |
| Market | $11,826,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $11,826,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $11,826,000 |
| Taxable Value | $11,826,000 |
|---|
| Total Due | $179,550.31 |
|---|---|
| First Delinquent | — |
Appreciation: Market value has risen +588.9% from $1,716,552 (2021) to $11,826,000 (2025), a CAGR of 62.0% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2023→2024), 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 outpaced 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 $242,017. 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 19% of market value ($2,208,200 land vs $9,617,800 improvements), about $200/SF of land. Most value sits in the improvements, so building condition, age (~4 yrs), and rent roll drive the underwriting.
Submarket Position: At $11,826,000, 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 +62.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $131,996,985 by 2030, with an estimated annual tax burden around $358,776. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
Delinquent Taxes: $179,550.31 in unpaid taxes . These become a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
1 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 36,578 SF | ✓ |
| Entity | 2024 Rate | 2025 Rate | Rate Effect |
|---|---|---|---|
| City of Austin | 0.4776% | 0.5240% | +5,489 |
| Travis County | 0.3444% | 0.3758% | +3,713 |
| Austin ISD | 0.9505% | 0.9252% | -2,992 |
| Travis Central Health | 0.1080% | 0.1180% | +1,189 |
| Austin Community College | 0.1013% | 0.1034% | +248 |
Market value changed by 140% in 2022, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
This parcel has unpaid taxes on record. Delinquent taxes are a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
| 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% | $109,414.15 | $38,828.66 | $70,585.49 |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $61,970.25 | $21,991.87 | $39,978.38 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $44,447.43 | $15,773.42 | $28,674.01 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $13,957.40 | $4,953.17 | $9,004.23 |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $12,228.08 | $4,339.48 | $7,888.60 |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $242,017.31 | $85,886.60 | $156,130.71 |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $12,960,000 | $11,826,000 | +9.6% |
| Assessed Value | $12,960,000 | $11,826,000 | +9.6% |
| Land Value | $2,212,848 | $2,208,200 | +0.2% |
| Improvement Value | $10,747,152 | $9,617,800 | +11.7% |
| Taxable Value | $12,960,000 | $11,826,000 | +9.6% |
| Total Tax 2026 = estimate |
~$265,224
Estimated
|
$242,017 | ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $12,960,000 | $12,960,000 | +0 (+0.0%) |
| Taxable Value | $12,960,000 | $12,960,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $12,960,000 | $2,212,848 | $10,747,152 | — | $12,960,000 | $12,960,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $11,826,000 | $2,208,200 | $9,617,800 | — | $11,826,000 | $11,826,000 | $242,017 | Verified |
| 2024 | $10,075,000 | — | — | −$7,866,800 | $2,208,200 | $— | $213,243 | Verified |
| 2023 | $3,970,126 | — | — | −$2,314,126 | $1,656,000 | $— | $204,904 | Verified |
| 2022 | $— | — | — | — | $1,656,000 | $— | $78,407 | Verified |
| 2021 | $1,716,552 | — | — | −$60,552 | $1,656,000 | $— | $36,046 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +9.6% | +9.6% | ~100% | Not available | Partial |
| 2025 | +9.9% | +9.9% | ~100% | 2.0500% | Verified |
| 2024 | -26.0% | -26.0% | ~100% | 1.9800% | Verified |
| 2023 | +266.0% ! | +266.0% | ~100% | 1.4100% | Verified |
| 2022 | +139.7% ! | +139.7% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +614.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +9.6% | +78.0% | +59.2% | +153.8% | 2024 | +9.6% | 2026 |
| Assessment Ratio | 100.0% | 72.0% | — | 100.0% | 2025 | 21.9% | 2024 |
| Effective Tax Rate (2025) | 2.0500% | 2.0500% | — | 2.0500% | 2025 | 2.0500% | 2025 |
| Tax Amount | $242,017 | $174,053 | ~$308,567 | $242,017 | 2025 | $36,046 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$19,159,453 | ~$13,008,600 | ~2.0139% | ~$261,985 | +62.0% |
| 2027 | ~$31,040,473 | ~$14,309,460 | ~1.9814% | ~$283,526 | +162.5% |
| 2028 | ~$50,289,065 | ~$15,740,406 | ~1.9488% | ~$306,755 | +325.2% |
| 2029 | ~$81,473,952 | ~$17,314,447 | ~1.9163% | ~$331,795 | +588.9% |
| 2030 | ~$131,996,985 | ~$19,045,891 | ~1.8837% | ~$358,776 | +1016.2% |
| 2026 | ~$18,922,933 | ~$13,008,600 | ~2.0465% | ~$266,219 | +60.0% |
| 2027 | ~$30,278,825 | ~$14,309,460 | ~2.0465% | ~$292,841 | +156.0% |
| 2028 | ~$48,449,533 | ~$15,740,406 | ~2.0465% | ~$322,125 | +309.7% |
| 2029 | ~$77,524,713 | ~$17,314,447 | ~2.0465% | ~$354,338 | +555.5% |
| 2030 | ~$124,048,278 | ~$19,045,891 | ~2.0465% | ~$389,771 | +948.9% |
| 2026 | ~$19,395,973 | ~$13,008,600 | ~1.9977% | ~$259,868 | +64.0% |
| 2027 | ~$31,811,581 | ~$14,309,460 | ~1.9488% | ~$278,868 | +169.0% |
| 2028 | ~$52,174,579 | ~$15,740,406 | ~1.9000% | ~$299,070 | +341.2% |
| 2029 | ~$85,572,190 | ~$17,314,447 | ~1.8512% | ~$320,524 | +623.6% |
| 2030 | ~$140,348,036 | ~$19,045,891 | ~1.8024% | ~$343,278 | +1086.8% |
In 2025, this property's market value of $11,826,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 23× 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 | $11,826,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $10,075,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $3,970,126 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | — | $506,618 | $615,058 | $906,429 | — | +39.1% |
| 2021 | $1,716,552 | $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.