811 NUECES ST TX 78701
| Owner | EHRLICH PATRICIA ANNETTE & ROBERT M JR & |
|---|---|
| Parcel ID | 0208010103 |
| Short ID | 196727 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 2,629 SF |
| Land SF | 8,832 SF |
| Acres | 0.203 |
| Year Built | 1927 |
| Legal | LOT 8 BLOCK 102 ORIGINAL CITY |
| Neighborhood | 59CBD |
| Land | $1,413,120 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,413,120 |
| Improvement | $248,471 |
|---|---|
| Total Improvement | $248,471 |
| Market | $1,661,591 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,661,591 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,661,591 |
| Taxable Value | $1,661,591 |
|---|
Appreciation: Market value has risen +20.9% from $1,373,900 (2021) to $1,661,591 (2025), a CAGR of 4.9% over 4 years. This represents moderate, steady growth. 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 $34,004. 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 85% of market value ($1,413,120 land vs $248,471 improvements), about $160/SF of land. With value concentrated in the land under a ~99-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 $1,661,591, 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 +4.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,107,344 by 2030, with an estimated annual tax burden around $39,697. 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 |
|---|---|---|---|
| 551 | PAVED AREA | 4,250 SF | ✗ |
| 1ST | 1st Floor | 2,629 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 2,629 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 266 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% | $15,373.04 | $15,373.04 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $8,707.02 | $8,707.02 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $6,245.01 | $6,245.01 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,961.06 | $1,961.06 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,718.09 | $1,718.09 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $34,004.22 | $34,004.22 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,000,000 | $1,661,591 | +20.4% |
| Assessed Value | $1,993,909 | $1,661,591 | +20.0% |
| Land Value | $1,589,760 | $1,413,120 | +12.5% |
| Improvement Value | $410,240 | $248,471 | +65.1% |
| Taxable Value | $1,993,909 | $1,661,591 | +20.0% |
| HS Cap Loss | -$6,091 | — | |
| Total Tax 2026 = estimate |
~$40,805
Estimated
|
~$34,004
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,315,206 | $2,000,000 | -315,206 (-13.6%) |
| Taxable Value | $1,993,909 | $1,993,909 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,000,000 | $1,589,760 | $410,240 | −$6,091 | $1,993,909 | $1,993,909 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,661,591 | $1,413,120 | $248,471 | — | $1,661,591 | $1,661,591 | ~$34,004 | Partial |
| 2024 | $1,509,000 | — | — | −$95,880 | $1,413,120 | $— | $35,887 | Verified |
| 2023 | $1,471,364 | — | — | −$411,524 | $1,059,840 | $— | $27,302 | Verified |
| 2022 | $1,423,937 | — | — | −$364,097 | $1,059,840 | $— | $29,058 | Verified |
| 2021 | $1,373,900 | — | — | −$314,060 | $1,059,840 | $— | $30,995 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +39.3% | +20.0% | 86.1% | Not available | Partial |
| 2025 | -14.6% | -8.2% | ~100% | Not available | Partial |
| 2024 | +28.9% | +20.0% | 93.1% | 1.8400% | Verified |
| 2023 | +2.6% | +2.6% | ~100% | 1.8100% | Verified |
| 2022 | +3.3% | +3.3% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.2600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +16.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +20.4% | +8.0% | +1.3% | +20.4% | 2026 | +2.6% | 2024 |
| Assessment Ratio | 99.7% | 86.1% | — | 100.0% | 2025 | 72.0% | 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 |
$34,004 | $31,449 | ~$37,370 | $35,887 | 2024 | $27,302 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,742,474 | ~$1,742,474 | ~2.0139% | ~$35,092 | +4.9% |
| 2027 | ~$1,827,295 | ~$1,827,295 | ~1.9814% | ~$36,206 | +10.0% |
| 2028 | ~$1,916,244 | ~$1,916,244 | ~1.9488% | ~$37,345 | +15.3% |
| 2029 | ~$2,009,524 | ~$2,009,524 | ~1.9163% | ~$38,508 | +20.9% |
| 2030 | ~$2,107,344 | ~$2,107,344 | ~1.8837% | ~$39,697 | +26.8% |
| 2026 | ~$1,709,242 | ~$1,709,242 | ~2.0465% | ~$34,979 | +2.9% |
| 2027 | ~$1,758,261 | ~$1,758,261 | ~2.0465% | ~$35,983 | +5.8% |
| 2028 | ~$1,808,684 | ~$1,808,684 | ~2.0465% | ~$37,014 | +8.9% |
| 2029 | ~$1,860,554 | ~$1,860,554 | ~2.0465% | ~$38,076 | +12.0% |
| 2030 | ~$1,913,912 | ~$1,913,912 | ~2.0465% | ~$39,168 | +15.2% |
| 2026 | ~$1,775,706 | ~$1,775,706 | ~1.9977% | ~$35,473 | +6.9% |
| 2027 | ~$1,897,658 | ~$1,897,658 | ~1.9488% | ~$36,982 | +14.2% |
| 2028 | ~$2,027,986 | ~$2,027,986 | ~1.9000% | ~$38,532 | +22.1% |
| 2029 | ~$2,167,265 | ~$2,167,265 | ~1.8512% | ~$40,120 | +30.4% |
| 2030 | ~$2,316,109 | ~$2,316,109 | ~1.8024% | ~$41,745 | +39.4% |
In 2025, this property's market value of $1,661,591 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +17% 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 | $1,661,591 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,509,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,471,364 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,423,937 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,373,900 | $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.