1801 NUECES ST TX 78701
| Owner | TANBARA PROPERTIES LLC |
|---|---|
| Parcel ID | 0210021210 |
| Short ID | 199783 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 2,871 SF |
| Land SF | 6,440 SF |
| Acres | 0.148 |
| Year Built | 1969 |
| Legal | LOT 1 OLT 27 DIVISION E |
| Neighborhood | 59CBD |
| Land | $3,220,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,220,000 |
| Improvement | $211,381 |
|---|---|
| Total Improvement | $211,381 |
| Market | $3,431,381 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,431,381 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $3,431,381 |
| Taxable Value | $3,431,381 |
|---|
Appreciation: Market value has risen +204.8% from $1,125,707 (2021) to $3,431,381 (2025), a CAGR of 32.1% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2023→2024), 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 $70,223. 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 94% of market value ($3,220,000 land vs $211,381 improvements), about $500/SF of land. With value concentrated in the land under a ~57-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 $3,431,381, this parcel sits in the top quartile (≥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 +32.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $13,820,489 by 2030, with an estimated annual tax burden around $104,101. 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.
9 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 2,511 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,008 SF | ✗ |
| 551 | PAVED AREA | 960 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 418 SF | ✗ |
| 2ND | 2nd Floor | 360 SF | ✓ |
| 031C | GARAGE DET 1ST COMM | 128 SF | ✓ |
| 512C | DECK UNCOVRED COMM | 96 SF | ✗ |
| 303 | STAIRWAYS FV | 1 SF | ✓ |
| 522C | FIREPLACE COMM | 1 SF | ✓ |
Market value changed by 216% in 2023, 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% | $16,191.00 | $16,191.00 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $9,170.30 | $9,170.30 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $6,577.29 | $6,577.29 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,065.40 | $2,065.40 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,809.50 | $1,809.50 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $35,813.49 | $35,813.49 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,862,424 | $3,431,381 | -45.7% |
| Assessed Value | $1,862,424 | $3,431,381 | -45.7% |
| Land Value | $1,610,000 | $3,220,000 | -50.0% |
| Improvement Value | $252,424 | $211,381 | +19.4% |
| Taxable Value | $1,862,424 | $3,431,381 | -45.7% |
| Total Tax 2026 = estimate |
~$38,114
Estimated
|
~$35,813
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,153,487 | $1,862,424 | -291,063 (-13.5%) |
| Taxable Value | $2,100,000 | $1,862,424 | -237,576 (-11.3%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,862,424 | $1,610,000 | $252,424 | — | $1,862,424 | $1,862,424 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,431,381 | $3,220,000 | $211,381 | — | $3,431,381 | $3,431,381 | ~$35,813 | Partial |
| 2024 | $3,342,000 | — | — | −$122,000 | $3,220,000 | $— | $69,364 | Verified |
| 2023 | $1,058,491 | — | — | — | $3,220,000 ! | $— | $60,465 | Verified |
| 2022 | $1,120,598 | — | — | −$315,598 | $805,000 | $— | $20,904 | Verified |
| 2021 | $1,125,707 | — | — | −$320,707 | $805,000 | $— | $24,392 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -37.2% | -38.8% | 97.5% | Not available | Partial |
| 2025 | -2.0% | -2.0% | ~100% | Not available | Partial |
| 2024 | +4.7% | +4.7% | ~100% | 1.9800% | Verified |
| 2023 | +215.7% ! | +215.7% | ~100% | 1.8100% | Verified |
| 2022 | -5.5% | -5.5% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +206.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -45.7% | +33.3% | +54.4% | +215.7% | 2024 | -45.7% | 2026 |
| Assessment Ratio | 100.0% | 124.0% | — | 304.2% | 2023 | 71.5% | 2021 |
| Effective Tax Rate (2025) | 1.0400% | 1.0400% | — | 1.0400% | 2025 | 1.0400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$35,813 | $42,188 | ~$89,533 | $69,364 | 2024 | $20,904 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$4,533,982 | ~$3,774,519 | ~2.0139% | ~$76,016 | +32.1% |
| 2027 | ~$5,990,882 | ~$4,151,971 | ~1.9814% | ~$82,267 | +74.6% |
| 2028 | ~$7,915,924 | ~$4,567,168 | ~1.9488% | ~$89,007 | +130.7% |
| 2029 | ~$10,459,538 | ~$5,023,885 | ~1.9163% | ~$96,272 | +204.8% |
| 2030 | ~$13,820,489 | ~$5,526,273 | ~1.8837% | ~$104,101 | +302.8% |
| 2026 | ~$4,465,355 | ~$3,774,519 | ~2.0465% | ~$77,245 | +30.1% |
| 2027 | ~$5,810,895 | ~$4,151,971 | ~2.0465% | ~$84,969 | +69.3% |
| 2028 | ~$7,561,885 | ~$4,567,168 | ~2.0465% | ~$93,466 | +120.4% |
| 2029 | ~$9,840,498 | ~$5,023,885 | ~2.0465% | ~$102,813 | +186.8% |
| 2030 | ~$12,805,723 | ~$5,526,273 | ~2.0465% | ~$113,094 | +273.2% |
| 2026 | ~$4,602,610 | ~$3,774,519 | ~1.9977% | ~$75,402 | +34.1% |
| 2027 | ~$6,173,613 | ~$4,151,971 | ~1.9488% | ~$80,915 | +79.9% |
| 2028 | ~$8,280,845 | ~$4,567,168 | ~1.9000% | ~$86,777 | +141.3% |
| 2029 | ~$11,107,336 | ~$5,023,885 | ~1.8512% | ~$93,002 | +223.7% |
| 2030 | ~$14,898,590 | ~$5,526,273 | ~1.8024% | ~$99,604 | +334.2% |
In 2025, this property's market value of $3,431,381 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — +142% 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 | $3,431,381 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $3,342,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,058,491 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $1,120,598 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $1,125,707 | $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.