1507 NUECES ST TX 78701
| Owner | A7 LLC |
|---|---|
| Parcel ID | 0210020902 |
| Short ID | 199742 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 4,928 SF |
| Land SF | 6,970 SF |
| Acres | 0.160 |
| Year Built | 1930 |
| Legal | W 50 OF N 138 OF OLT 30 DIVISION E |
| Neighborhood | Z110005 |
| Land | $2,090,880 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,090,880 |
| Improvement | $218,330 |
|---|---|
| Total Improvement | $218,330 |
| Market | $2,309,210 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,309,210 |
| Value Limitation Adjustment (−) (homestead cap) | −$633,117 |
| Net Appraised (assessed) | $1,676,093 |
| Taxable Value | $1,676,093 |
|---|
Appreciation: Market value has risen +119.5% from $1,051,900 (2021) to $2,309,210 (2025), a CAGR of 21.7% over 4 years. This is strong appreciation — well above typical inflation. 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 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 $34,301. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Assessment Gap: Assessed value ($1,676,093) is $633,117 below market value, suggesting potential for an upward assessment in future years.
Asset Class: Multi-family residential. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 91% of market value ($2,090,880 land vs $218,330 improvements), about $300/SF of land. With value concentrated in the land under a ~96-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 $2,309,210, 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 +21.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $6,170,561 by 2030, with an estimated annual tax burden around $50,849. 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 |
|---|---|---|---|
| 1ST | 1st Floor | 2,464 SF | ✓ |
| 2ND | 2nd Floor | 2,464 SF | ✓ |
| 031 | GARAGE DET 1ST F | 660 SF | ✓ |
| 612 | TERRACE UNCOVERD | 40 SF | ✗ |
| 011 | PORCH OPEN 1ST F | 40 SF | ✗ |
| 251 | BATHROOM | 4 SF | ✓ |
Market value changed by 208% in 2024, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| 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% | $15,507.21 | $15,507.21 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $8,783.01 | $8,783.01 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $6,299.51 | $6,299.51 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,978.18 | $1,978.18 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,733.08 | $1,733.08 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $34,300.99 | $34,300.99 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,697,000 | $2,309,210 | -26.5% |
| Assessed Value | $1,697,000 | $1,676,093 | +1.2% |
| Land Value | $1,393,920 | $2,090,880 | -33.3% |
| Improvement Value | $303,080 | $218,330 | +38.8% |
| Taxable Value | $1,697,000 | $1,676,093 | +1.2% |
| Total Tax 2026 = estimate |
~$34,729
Estimated
|
~$34,301
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,697,000 | $1,697,000 | +0 (+0.0%) |
| Taxable Value | $1,697,000 | $1,697,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,697,000 | $1,393,920 | $303,080 | — | $1,697,000 | $1,697,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,309,210 | $2,090,880 | $218,330 | −$633,117 | $1,676,093 | $1,676,093 | ~$34,301 | Partial |
| 2024 | $1,117,185 | — | — | — | $3,441,170 ! | $— | $26,569 | Verified |
| 2023 | $1,188,495 | — | — | −$71,310 | $1,117,185 | $— | $20,213 | Verified |
| 2022 | $1,159,600 | — | — | −$288,400 | $871,200 | $— | $23,472 | Verified |
| 2021 | $1,051,900 | — | — | −$180,700 | $871,200 | $— | $25,241 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -26.5% | +1.2% | ~100% | Not available | Partial |
| 2025 | -32.9% | +25.0% | 72.6% | Not available | Partial |
| 2024 | +208.0% ! | +20.0% | 39.0% | 0.7700% | Verified |
| 2023 | -6.0% | -6.0% | ~100% | 1.8100% | Verified |
| 2022 | +2.5% | +2.5% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.4000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +99.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -26.5% | +17.4% | +30.5% | +106.7% | 2025 | -26.5% | 2026 |
| Assessment Ratio | 100.0% | 122.1% | — | 308.0% | 2024 | 72.6% | 2025 |
| Effective Tax Rate (2025) | 1.4900% | 1.4900% | — | 1.4900% | 2025 | 1.4900% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$34,301 | $25,959 | ~$43,733 | $34,301 | 2025 | $20,213 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,810,837 | ~$1,843,702 | ~2.0139% | ~$37,131 | +21.7% |
| 2027 | ~$3,421,432 | ~$2,028,073 | ~1.9814% | ~$40,184 | +48.2% |
| 2028 | ~$4,164,666 | ~$2,230,880 | ~1.9488% | ~$43,476 | +80.4% |
| 2029 | ~$5,069,351 | ~$2,453,968 | ~1.9163% | ~$47,025 | +119.5% |
| 2030 | ~$6,170,561 | ~$2,699,365 | ~1.8837% | ~$50,849 | +167.2% |
| 2026 | ~$2,764,653 | ~$1,843,702 | ~2.0465% | ~$37,731 | +19.7% |
| 2027 | ~$3,309,922 | ~$2,028,073 | ~2.0465% | ~$41,504 | +43.3% |
| 2028 | ~$3,962,734 | ~$2,230,880 | ~2.0465% | ~$45,655 | +71.6% |
| 2029 | ~$4,744,300 | ~$2,453,968 | ~2.0465% | ~$50,220 | +105.5% |
| 2030 | ~$5,680,013 | ~$2,699,365 | ~2.0465% | ~$55,242 | +146.0% |
| 2026 | ~$2,857,021 | ~$1,843,702 | ~1.9977% | ~$36,831 | +23.7% |
| 2027 | ~$3,534,789 | ~$2,028,073 | ~1.9488% | ~$39,524 | +53.1% |
| 2028 | ~$4,373,343 | ~$2,230,880 | ~1.9000% | ~$42,387 | +89.4% |
| 2029 | ~$5,410,827 | ~$2,453,968 | ~1.8512% | ~$45,428 | +134.3% |
| 2030 | ~$6,694,431 | ~$2,699,365 | ~1.8024% | ~$48,653 | +189.9% |
In 2025, this property's market value of $2,309,210 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 4× 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 | $2,309,210 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,117,185 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,188,495 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $1,159,600 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $1,051,900 | $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.