1304 NUECES ST TX 78701
| Owner | BAXTER CHARLES EDGAR IV TRUST |
|---|---|
| Parcel ID | 0210020111 |
| Short ID | 199687 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 1,362 SF |
| Land SF | 3,282 SF |
| Acres | 0.075 |
| Year Built | 1910 |
| Legal | N 47.56' OF LOT 4 BLOCK 154 ORIGINAL CITY |
| Neighborhood | 59CBD |
| Land | $984,600 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $984,600 |
| Improvement | $334,220 |
|---|---|
| Total Improvement | $334,220 |
| Market | $1,318,820 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,318,820 |
| Value Limitation Adjustment (−) (homestead cap) | −$59,108 |
| Net Appraised (assessed) | $1,259,712 |
| Taxable Value | $1,259,712 |
|---|
Appreciation: Market value has risen +80.8% from $729,400 (2021) to $1,318,820 (2025), a CAGR of 16.0% over 4 years. This is strong appreciation — well above typical inflation. 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 $25,780. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Assessment Gap: Assessed value ($1,259,712) is $59,108 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 75% of market value ($984,600 land vs $334,220 improvements), about $300/SF of land. With value concentrated in the land under a ~116-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 $1,318,820, this parcel sits in the lower-middle (25th–50th 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 +16.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,765,096 by 2030, with an estimated annual tax burden around $38,217. 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 | 1,600 SF | ✗ |
| 1ST | 1st Floor | 1,362 SF | ✓ |
| 501 | CANOPY | 89 SF | ✗ |
| 611 | TERRACE | 55 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% | $9,761.38 | $9,761.38 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $5,528.67 | $5,528.67 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,965.38 | $3,965.38 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,245.21 | $1,245.21 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,090.93 | $1,090.93 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $21,591.57 | $21,591.57 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,008,145 | $1,318,820 | -23.6% |
| Assessed Value | $1,008,145 | $1,259,712 | -20.0% |
| Land Value | $590,760 | $984,600 | -40.0% |
| Improvement Value | $417,385 | $334,220 | +24.9% |
| Taxable Value | $1,008,145 | $1,259,712 | -20.0% |
| Total Tax 2026 = estimate |
~$20,632
Estimated
|
~$21,592
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,087,532 | $1,008,145 | -79,387 (-7.3%) |
| Taxable Value | $1,087,532 | $1,008,145 | -79,387 (-7.3%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,008,145 | $590,760 | $417,385 | — | $1,008,145 | $1,008,145 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,318,820 | $984,600 | $334,220 | −$59,108 | $1,259,712 | $1,259,712 | ~$21,592 | Partial |
| 2024 | $1,049,760 | — | — | −$65,160 | $984,600 | $— | $20,804 | Verified |
| 2023 | $717,121 | — | — | — | $984,600 ! | $— | $18,993 | Verified |
| 2022 | $717,121 | — | — | −$224,821 | $492,300 | $— | $14,163 | Verified |
| 2021 | $729,400 | — | — | −$237,100 | $492,300 | $— | $15,609 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -17.5% | -13.7% | ~100% | Not available | Partial |
| 2025 | +25.6% | +20.0% | 95.5% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.9800% | Verified |
| 2023 | +46.4% | +46.4% | ~100% | 1.8100% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +83.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -23.6% | +9.3% | +23.1% | +46.4% | 2024 | -23.6% | 2026 |
| Assessment Ratio | 100.0% | 93.8% | — | 137.3% | 2023 | 67.5% | 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 |
$21,592 | $18,232 | ~$32,869 | $21,592 | 2025 | $14,163 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,529,292 | ~$1,385,683 | ~2.0139% | ~$27,907 | +16.0% |
| 2027 | ~$1,773,354 | ~$1,524,252 | ~1.9814% | ~$30,201 | +34.5% |
| 2028 | ~$2,056,366 | ~$1,676,677 | ~1.9488% | ~$32,676 | +55.9% |
| 2029 | ~$2,384,544 | ~$1,844,344 | ~1.9163% | ~$35,343 | +80.8% |
| 2030 | ~$2,765,096 | ~$2,028,779 | ~1.8837% | ~$38,217 | +109.7% |
| 2026 | ~$1,502,916 | ~$1,385,683 | ~2.0465% | ~$28,358 | +14.0% |
| 2027 | ~$1,712,710 | ~$1,524,252 | ~2.0465% | ~$31,194 | +29.9% |
| 2028 | ~$1,951,789 | ~$1,676,677 | ~2.0465% | ~$34,313 | +48.0% |
| 2029 | ~$2,224,242 | ~$1,844,344 | ~2.0465% | ~$37,744 | +68.7% |
| 2030 | ~$2,534,727 | ~$2,028,779 | ~2.0465% | ~$41,519 | +92.2% |
| 2026 | ~$1,555,669 | ~$1,385,683 | ~1.9977% | ~$27,681 | +18.0% |
| 2027 | ~$1,835,053 | ~$1,524,252 | ~1.9488% | ~$29,705 | +39.1% |
| 2028 | ~$2,164,613 | ~$1,676,677 | ~1.9000% | ~$31,857 | +64.1% |
| 2029 | ~$2,553,358 | ~$1,844,344 | ~1.8512% | ~$34,142 | +93.6% |
| 2030 | ~$3,011,919 | ~$2,028,779 | ~1.8024% | ~$36,566 | +128.4% |
In 2025, this property's market value of $1,318,820 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -7% below 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 | $1,318,820 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $1,049,760 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $717,121 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $717,121 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $729,400 | $517,750 | $1,142,600 | $2,780,453 | ↓ Below 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.