1105 NUECES ST TX 78701
| Owner | VILLANACCI LANSFORD LLC |
|---|---|
| Parcel ID | 0208010403 |
| Short ID | 196738 |
| Type | Real |
| Use Code | 04 Fourplex |
| Valuation | Income |
| Improvement SF | 4,312 SF |
| Land SF | 6,201 SF |
| Acres | 0.142 |
| Year Built | 1938 |
| Legal | N 53 FT OF LOT 1 & N 53' OF W 48' OF LOT 2 BLOCK 132 ORIGINAL CITY |
| Neighborhood | Z40005 |
| Land | $1,240,200 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,240,200 |
| Improvement | $1 |
|---|---|
| Total Improvement | $1 |
| Market | $1,240,201 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,240,201 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,240,201 |
| Exemptions (−) (HT) | −$310,051 |
|---|---|
| Taxable Value | $930,150 |
Appreciation: Market value has risen +108.0% from $596,338 (2021) to $1,240,201 (2025), a CAGR of 20.1% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2022→2023), 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 $19,035. Austin ISD is the largest single contributor, at 48.3% 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 100% of market value ($1,240,200 land vs $1 improvements), about $200/SF of land. With value concentrated in the land under a ~88-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 $1,240,201, 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 +20.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,097,359 by 2030, with an estimated annual tax burden around $37,625. 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.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 4,312 SF | ✗ |
| 1ST | 1st Floor | 2,156 SF | ✓ |
| 2ND | 2nd Floor | 2,156 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 34 SF | ✗ |
| 251 | BATHROOM | 4 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% | $10,040.05 | $10,040.05 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $4,874.14 | $4,874.14 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,495.92 | $3,495.92 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,282.37 | $1,282.37 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,097.79 | $1,097.79 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $20,790.27 | $20,790.27 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,116,181 | $1,240,201 | -10.0% |
| Assessed Value | $1,116,181 | $1,240,201 | -10.0% |
| Land Value | $1,116,180 | $1,240,200 | -10.0% |
| Improvement Value | $1 | $1 | +0.0% |
| Taxable Value | $775,125 | $930,150 | -16.7% |
| Exemptions | HT | HT | |
| Total Tax 2026 = estimate |
~$15,863
Estimated
|
~$20,790
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,240,201 | $1,116,181 | -124,020 (-10.0%) |
| Taxable Value | $899,145 | $775,125 | -124,020 (-13.8%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,116,181 | $1,116,180 | $1 | — | $1,116,181 | $775,125 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,240,201 | $1,240,200 | $1 | — | $1,240,201 | $930,150 | ~$20,790 | Partial |
| 2024 | $1,304,177 | — | — | −$63,977 | $1,240,200 | $— | $21,056 | Verified |
| 2023 | $1,449,066 | — | — | −$849,066 | $600,000 | $— | $17,165 | Verified |
| 2022 | $1,010,471 | — | — | −$410,471 | $600,000 | $— | $20,701 | Verified |
| 2021 | $596,338 | — | — | −$206,338 | $390,000 | $— | $15,711 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | -5.0% | -5.0% | ~100% | Not available | Partial |
| 2024 | +0.1% | +0.1% | ~100% | 1.6100% | Verified |
| 2023 | -18.9% | -18.9% | ~100% | 1.3200% | Verified |
| 2022 | +59.1% | +59.1% | ~100% | 1.2900% | Verified |
| 2021 | base year | — | ~100% | 2.6300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +22.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -10.0% | +17.6% | +22.8% | +69.4% | 2022 | -10.0% | 2024 |
| Assessment Ratio | 100.0% | 76.9% | — | 100.0% | 2025 | 41.4% | 2023 |
| Effective Tax Rate (2025) | 1.6800% | 1.6800% | — | 1.6800% | 2025 | 1.6800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$20,790 | $19,085 | ~$32,360 | $21,056 | 2024 | $15,711 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,489,334 | ~$1,364,221 | ~2.0139% | ~$27,475 | +20.1% |
| 2027 | ~$1,788,512 | ~$1,500,643 | ~1.9814% | ~$29,734 | +44.2% |
| 2028 | ~$2,147,790 | ~$1,650,708 | ~1.9488% | ~$32,170 | +73.2% |
| 2029 | ~$2,579,239 | ~$1,815,778 | ~1.9163% | ~$34,796 | +108.0% |
| 2030 | ~$3,097,359 | ~$1,997,356 | ~1.8837% | ~$37,625 | +149.7% |
| 2026 | ~$1,464,530 | ~$1,364,221 | ~2.0465% | ~$27,919 | +18.1% |
| 2027 | ~$1,729,435 | ~$1,500,643 | ~2.0465% | ~$30,710 | +39.4% |
| 2028 | ~$2,042,256 | ~$1,650,708 | ~2.0465% | ~$33,781 | +64.7% |
| 2029 | ~$2,411,661 | ~$1,815,778 | ~2.0465% | ~$37,160 | +94.5% |
| 2030 | ~$2,847,884 | ~$1,997,356 | ~2.0465% | ~$40,876 | +129.6% |
| 2026 | ~$1,514,138 | ~$1,364,221 | ~1.9977% | ~$27,253 | +22.1% |
| 2027 | ~$1,848,581 | ~$1,500,643 | ~1.9488% | ~$29,245 | +49.1% |
| 2028 | ~$2,256,898 | ~$1,650,708 | ~1.9000% | ~$31,364 | +82.0% |
| 2029 | ~$2,755,403 | ~$1,815,778 | ~1.8512% | ~$33,614 | +122.2% |
| 2030 | ~$3,364,019 | ~$1,997,356 | ~1.8024% | ~$36,000 | +171.2% |
In 2025, this property's market value of $1,240,201 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +139% above 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 | $1,240,201 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,304,177 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,449,066 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $1,010,471 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $596,338 | $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.