1104 NUECES ST TX 78701
| Owner | 1104 NUECES LTD |
|---|---|
| Parcel ID | 0208001709 |
| Short ID | 196704 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 4,680 SF |
| Land SF | 6,969 SF |
| Acres | 0.160 |
| Year Built | 1970 |
| Legal | N 101 FT OF LOT 4 BLOCK 131 ORIGINAL CITY |
| Neighborhood | 59CBD |
| Land | $1,393,800 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,393,800 |
| Improvement | $906,308 |
|---|---|
| Total Improvement | $906,308 |
| Market | $2,300,108 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,300,108 |
| Value Limitation Adjustment (−) (homestead cap) | −$100,420 |
| Net Appraised (assessed) | $2,199,688 |
| Taxable Value | $2,199,688 |
|---|
Appreciation: Market value has risen +35.3% from $1,700,254 (2021) to $2,300,108 (2025), a CAGR of 7.8% over 4 years. This represents moderate, steady growth. Growth has been fairly evenly spread across these years rather than concentrated in one jump. Over the same span, the median Commercial parcel countywide rose +24.1%, so this parcel has outpaced 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 $45,016. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Assessment Gap: Assessed value ($2,199,688) is $100,420 below market value, suggesting potential for an upward assessment in future years.
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 61% of market value ($1,393,800 land vs $906,308 improvements), about $200/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $2,300,108, this parcel sits in the upper-middle (50th–75th 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 +7.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,355,763 by 2030, with an estimated annual tax burden around $63,214. 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 |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 4,680 SF | ✗ |
| 1ST | 1st Floor | 2,340 SF | ✓ |
| 2ND | 2nd Floor | 2,340 SF | ✓ |
| 551 | PAVED AREA | 2,070 SF | ✗ |
| 512C | DECK UNCOVRED COMM | 320 SF | ✗ |
| SO | Sketch Only | 320 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% | $17,024.48 | $17,024.48 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $9,642.37 | $9,642.37 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $6,915.87 | $6,915.87 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,171.73 | $2,171.73 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,902.65 | $1,902.65 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $37,657.10 | $37,657.10 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,802,898 | $2,300,108 | -21.6% |
| Assessed Value | $1,802,898 | $2,199,688 | -18.0% |
| Land Value | $1,254,420 | $1,393,800 | -10.0% |
| Improvement Value | $548,478 | $906,308 | -39.5% |
| Taxable Value | $1,802,898 | $2,199,688 | -18.0% |
| Total Tax 2026 = estimate |
~$36,896
Estimated
|
~$37,657
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,601,523 | $1,802,898 | -798,625 (-30.7%) |
| Taxable Value | $2,208,104 | $1,802,898 | -405,206 (-18.4%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,802,898 | $1,254,420 | $548,478 | — | $1,802,898 | $1,802,898 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,300,108 | $1,393,800 | $906,308 | −$100,420 | $2,199,688 | $2,199,688 | ~$37,657 | Partial |
| 2024 | $1,833,073 | — | — | −$439,273 | $1,393,800 | $— | $36,328 | Verified |
| 2023 | $1,688,951 | — | — | −$643,601 | $1,045,350 | $— | $33,165 | Verified |
| 2022 | $1,688,951 | — | — | −$643,601 | $1,045,350 | $— | $33,355 | Verified |
| 2021 | $1,700,254 | — | — | −$654,904 | $1,045,350 | $— | $36,763 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +13.1% | +0.4% | 84.9% | Not available | Partial |
| 2025 | +25.5% | +20.0% | 95.6% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.9800% | Verified |
| 2023 | +8.5% | +8.5% | ~100% | 1.8100% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +36.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -21.6% | +2.3% | +13.8% | +25.5% | 2025 | -21.6% | 2026 |
| Assessment Ratio | 100.0% | 76.1% | — | 100.0% | 2026 | 61.5% | 2021 |
| Effective Tax Rate (2025) | 1.6400% | 1.6400% | — | 1.6400% | 2025 | 1.6400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$37,657 | $35,454 | ~$56,107 | $37,657 | 2025 | $33,165 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,480,601 | ~$2,419,657 | ~2.0139% | ~$48,730 | +7.8% |
| 2027 | ~$2,675,257 | ~$2,661,622 | ~1.9814% | ~$52,737 | +16.3% |
| 2028 | ~$2,885,188 | ~$2,885,188 | ~1.9488% | ~$56,228 | +25.4% |
| 2029 | ~$3,111,592 | ~$3,111,592 | ~1.9163% | ~$59,627 | +35.3% |
| 2030 | ~$3,355,763 | ~$3,355,763 | ~1.8837% | ~$63,214 | +45.9% |
| 2026 | ~$2,434,598 | ~$2,419,657 | ~2.0465% | ~$49,518 | +5.8% |
| 2027 | ~$2,576,953 | ~$2,576,953 | ~2.0465% | ~$52,737 | +12.0% |
| 2028 | ~$2,727,630 | ~$2,727,630 | ~2.0465% | ~$55,821 | +18.6% |
| 2029 | ~$2,887,119 | ~$2,887,119 | ~2.0465% | ~$59,084 | +25.5% |
| 2030 | ~$3,055,932 | ~$3,055,932 | ~2.0465% | ~$62,539 | +32.9% |
| 2026 | ~$2,526,603 | ~$2,419,657 | ~1.9977% | ~$48,337 | +9.8% |
| 2027 | ~$2,775,401 | ~$2,661,622 | ~1.9488% | ~$51,871 | +20.7% |
| 2028 | ~$3,048,698 | ~$2,927,785 | ~1.9000% | ~$55,628 | +32.5% |
| 2029 | ~$3,348,907 | ~$3,220,563 | ~1.8512% | ~$59,619 | +45.6% |
| 2030 | ~$3,678,679 | ~$3,542,620 | ~1.8024% | ~$63,851 | +59.9% |
In 2025, this property's market value of $2,300,108 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +62% above 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 | $2,300,108 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,833,073 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,688,951 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,688,951 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,700,254 | $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.