1103 NUECES ST AUSTIN, TX 78701
| Owner | NUECES STREET PARTNERSHIP THE |
|---|---|
| Parcel ID | 0208010402 |
| Short ID | 196737 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 1,665 SF |
| Land SF | 6,260 SF |
| Acres | 0.144 |
| Year Built | 1949 |
| Legal | CEN 53.5 FT OF LOT 1 *& C 53.5' OF W 48' OF LOT 2 BLOCK 132 ORIGINAL CITY |
| Neighborhood | 59CBD |
| Land | $1,252,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,252,000 |
| Improvement | $453,044 |
|---|---|
| Total Improvement | $453,044 |
| Market | $1,705,044 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,705,044 |
| Value Limitation Adjustment (−) (homestead cap) | −$134,819 |
| Net Appraised (assessed) | $1,570,225 |
| Taxable Value | $1,570,225 |
|---|
Appreciation: Market value has risen +34.9% from $1,263,885 (2021) to $1,705,044 (2025), a CAGR of 7.8% over 4 years. This represents moderate, steady growth. 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 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 $32,134. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Assessment Gap: Assessed value ($1,570,225) is $134,819 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 73% of market value ($1,252,000 land vs $453,044 improvements), about $200/SF of land. With value concentrated in the land under a ~77-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 $1,705,044, 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 $2,478,966 by 2030, with an estimated annual tax burden around $46,697. 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.
5 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,665 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,665 SF | ✗ |
| 551 | PAVED AREA | 900 SF | ✗ |
| 051C | CARPORT DET 1ST COMM | 630 SF | ✗ |
| 581C | STORAGE ATT COMM | 42 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% | $12,620.06 | $12,620.06 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $7,147.78 | $7,147.78 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $5,126.66 | $5,126.66 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,609.88 | $1,609.88 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,410.41 | $1,410.41 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $27,914.79 | $27,914.79 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,364,662 | $1,705,044 | -20.0% |
| Assessed Value | $1,364,662 | $1,570,225 | -13.1% |
| Land Value | $1,126,800 | $1,252,000 | -10.0% |
| Improvement Value | $237,862 | $453,044 | -47.5% |
| Taxable Value | $1,364,662 | $1,570,225 | -13.1% |
| Total Tax 2026 = estimate |
~$27,928
Estimated
|
~$27,915
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,800,188 | $1,364,662 | -435,526 (-24.2%) |
| Taxable Value | $1,636,843 | $1,364,662 | -272,181 (-16.6%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,364,662 | $1,126,800 | $237,862 | — | $1,364,662 | $1,364,662 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,705,044 | $1,252,000 | $453,044 | −$134,819 | $1,570,225 | $1,570,225 | ~$27,915 | Partial |
| 2024 | $1,308,521 | — | — | −$56,521 | $1,252,000 | $— | $25,932 | Verified |
| 2023 | $1,211,335 | — | — | −$272,335 | $939,000 | $— | $23,674 | Verified |
| 2022 | $1,211,335 | — | — | −$272,335 | $939,000 | $— | $23,923 | Verified |
| 2021 | $1,263,885 | — | — | −$324,885 | $939,000 | $— | $26,367 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +5.6% | +4.2% | 90.9% | Not available | Partial |
| 2025 | +30.3% | +20.0% | 92.1% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.9800% | Verified |
| 2023 | +8.0% | +8.0% | ~100% | 1.8100% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.0900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +40.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -20.0% | +2.8% | +13.1% | +30.3% | 2025 | -20.0% | 2026 |
| Assessment Ratio | 100.0% | 86.2% | — | 100.0% | 2026 | 74.3% | 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 |
$27,915 | $25,562 | ~$40,783 | $27,915 | 2025 | $23,674 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,837,565 | ~$1,727,248 | ~2.0139% | ~$34,786 | +7.8% |
| 2027 | ~$1,980,385 | ~$1,899,972 | ~1.9814% | ~$37,646 | +16.1% |
| 2028 | ~$2,134,306 | ~$2,089,969 | ~1.9488% | ~$40,730 | +25.2% |
| 2029 | ~$2,300,190 | ~$2,298,966 | ~1.9163% | ~$44,055 | +34.9% |
| 2030 | ~$2,478,966 | ~$2,478,966 | ~1.8837% | ~$46,697 | +45.4% |
| 2026 | ~$1,803,464 | ~$1,727,248 | ~2.0465% | ~$35,348 | +5.8% |
| 2027 | ~$1,907,564 | ~$1,899,972 | ~2.0465% | ~$38,883 | +11.9% |
| 2028 | ~$2,017,674 | ~$2,017,674 | ~2.0465% | ~$41,291 | +18.3% |
| 2029 | ~$2,134,139 | ~$2,134,139 | ~2.0465% | ~$43,675 | +25.2% |
| 2030 | ~$2,257,328 | ~$2,257,328 | ~2.0465% | ~$46,196 | +32.4% |
| 2026 | ~$1,871,665 | ~$1,727,248 | ~1.9977% | ~$34,505 | +9.8% |
| 2027 | ~$2,054,569 | ~$1,899,972 | ~1.9488% | ~$37,027 | +20.5% |
| 2028 | ~$2,255,347 | ~$2,089,969 | ~1.9000% | ~$39,710 | +32.3% |
| 2029 | ~$2,475,746 | ~$2,298,966 | ~1.8512% | ~$42,558 | +45.2% |
| 2030 | ~$2,717,682 | ~$2,528,863 | ~1.8024% | ~$45,579 | +59.4% |
In 2025, this property's market value of $1,705,044 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +20% 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 | $1,705,044 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,308,521 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $1,211,335 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $1,211,335 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $1,263,885 | $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.