1204 NUECES ST H TX 78701
| Owner | 1204 NUECES HPI LLC |
|---|---|
| Parcel ID | 0208001816 |
| Short ID | 196716 |
| Type | Real |
| Use Code | 23 Small Office Condo |
| Valuation | Income |
| Improvement SF | 3,469 SF |
| Land SF | 43,328 SF |
| Acres | 0.995 |
| Year Built | 1960 |
| Legal | UNT H WATERLOO CONDOMINIUMS THE PLUS 15.510% INTEREST IN COMMON AREA |
| Neighborhood | 23CBD01 |
| Land | $6,499,200 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $6,499,200 |
| Improvement | $1,584,216 |
|---|---|
| Total Improvement | $1,584,216 |
| Market | $8,083,416 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $8,083,416 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $8,083,416 |
| Taxable Value | $8,083,416 |
|---|
Appreciation: Market value has fallen -13.9% from $9,393,356 (2021) to $8,083,416 (2025), a CAGR of -3.7% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2024→2025), 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 $165,426. 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 ($6,499,200 land vs $1,584,216 improvements), about $150/SF of land. With value concentrated in the land under a ~66-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 $8,083,416, this parcel sits in the top quartile (≥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 -3.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $6,699,812 by 2030, with an estimated annual tax burden around $126,207. 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.
3 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| SO | Sketch Only | 3,246 SF | ✗ |
| 1ST | 1st Floor | 1,869 SF | ✓ |
| 2ND | 2nd Floor | 1,600 SF | ✓ |
| Unit (prop_id) | Owner | Address | Market Value | Assessed Value | Taxable Value |
|---|---|---|---|---|---|
| 196716 | JTR DEVELOPMENT LLC | 1205 RIO GRANDE ST A 78701 | $1,670,019 | $1,467,452 | $1,467,452 |
| 196717 | 1201 RIO GRANDE LLC | 1201 RIO GRANDE ST B 78701 | $1,139,944 | $899,648 | $899,648 |
| 196718 | 608 DEFENDERS LLC | 608 12 ST C 78701 | $1,249,000 | $1,249,000 | $1,249,000 |
| 196719 | JJQ 12TH STREET LLC | 606 12 ST D 78701 | $1,526,000 | $1,526,000 | $1,526,000 |
| 196720 | GPG LP | 604 12 ST E 78701 | $1,000,000 | $1,000,000 | $1,000,000 |
| 196721 | TEXAS FARM BUREAU BUSINESS CORPORATION | 1200 NUECES ST F 78701 | $1,396,721 | $1,223,060 | $1,223,060 |
| 196722 | COPP GREGORY A | 1202 NUECES ST G 78701 | $598,000 | $538,920 | $538,920 |
| 196723 | 1204 NUECES HPI LLC | 1204 NUECES ST H 78701 | $1,538,359 | $1,538,359 | $1,538,359 |
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% | $74,787.78 | $74,787.78 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $42,358.48 | $42,358.48 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $30,381.12 | $30,381.12 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $9,540.29 | $9,540.29 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $8,358.25 | $8,358.25 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $165,425.92 | $165,425.92 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $10,118,043 | $8,083,416 | +25.2% |
| Assessed Value | $9,442,439 | $8,083,416 | +16.8% |
| Land Value | $8,665,600 | $6,499,200 | +33.3% |
| Improvement Value | $1,453,243 | $1,584,216 | -8.3% |
| Taxable Value | $9,442,439 | $8,083,416 | +16.8% |
| HS Cap Loss | -$675,604 | — | |
| Total Tax 2026 = estimate |
~$193,238
Estimated
|
~$165,426
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $12,190,488 | $10,118,043 | -2,072,445 (-17.0%) |
| Taxable Value | $9,700,098 | $9,442,439 | -257,659 (-2.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $10,118,043 | $8,665,600 | $1,453,243 | −$675,604 | $9,442,439 | $9,442,439 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $8,083,416 | $6,499,200 | $1,584,216 | — | $8,083,416 | $8,083,416 | ~$165,426 | Partial |
| 2024 | $10,967,181 | — | — | −$4,479,581 | $6,487,600 | $— | $166,826 | Verified |
| 2023 | $9,933,100 | — | — | −$3,433,900 | $6,499,200 | $— | $198,423 | Verified |
| 2022 | $9,282,382 | — | — | −$2,783,182 | $6,499,200 | $— | $196,171 | Verified |
| 2021 | $9,393,356 | — | — | −$2,894,156 | $6,499,200 | $— | $201,778 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +46.6% | +20.0% | 81.8% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | -27.6% | -27.6% | ~100% | 1.9600% | Verified |
| 2023 | +12.3% | +12.3% | ~100% | 1.7600% | Verified |
| 2022 | +0.7% | +0.7% | ~100% | 1.9500% | Verified |
| 2021 | base year | — | ~100% | 2.1500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -18.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +25.2% | +3.0% | -7.6% | +25.2% | 2026 | -26.3% | 2025 |
| Assessment Ratio | 93.3% | 76.2% | — | 100.0% | 2025 | 59.2% | 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 |
$165,426 | $185,725 | ~$141,126 | $201,778 | 2021 | $165,426 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$7,785,535 | ~$7,785,535 | ~2.0139% | ~$156,796 | -3.7% |
| 2027 | ~$7,498,631 | ~$7,498,631 | ~1.9814% | ~$148,577 | -7.2% |
| 2028 | ~$7,222,300 | ~$7,222,300 | ~1.9488% | ~$140,751 | -10.7% |
| 2029 | ~$6,956,152 | ~$6,956,152 | ~1.9163% | ~$133,300 | -13.9% |
| 2030 | ~$6,699,812 | ~$6,699,812 | ~1.8837% | ~$126,207 | -17.1% |
| 2026 | ~$7,679,245 | ~$7,679,245 | ~2.0465% | ~$157,155 | -5.0% |
| 2027 | ~$7,295,283 | ~$7,295,283 | ~2.0465% | ~$149,297 | -9.7% |
| 2028 | ~$6,930,519 | ~$6,930,519 | ~2.0465% | ~$141,832 | -14.3% |
| 2029 | ~$6,583,993 | ~$6,583,993 | ~2.0465% | ~$134,740 | -18.5% |
| 2030 | ~$6,254,793 | ~$6,254,793 | ~2.0465% | ~$128,003 | -22.6% |
| 2026 | ~$7,947,203 | ~$7,947,203 | ~1.9977% | ~$158,758 | -1.7% |
| 2027 | ~$7,813,286 | ~$7,813,286 | ~1.9488% | ~$152,268 | -3.3% |
| 2028 | ~$7,681,625 | ~$7,681,625 | ~1.9000% | ~$145,952 | -5.0% |
| 2029 | ~$7,552,183 | ~$7,552,183 | ~1.8512% | ~$139,806 | -6.6% |
| 2030 | ~$7,424,923 | ~$7,424,923 | ~1.8024% | ~$133,825 | -8.1% |
In 2025, this property's market value of $8,083,416 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 6× 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 | $8,083,416 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $10,967,181 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $9,933,100 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $9,282,382 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $9,393,356 | $517,750 | $1,142,600 | $2,780,453 | ↑ 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.