1701 NUECES ST AUSTIN, TX 78701
| Owner | 5 OAK LH LLC |
|---|---|
| Parcel ID | 0210023302 |
| Short ID | 798887 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 1,806 SF |
| Land SF | 2,947 SF |
| Acres | 0.068 |
| Year Built | 1910 |
| Legal | UNT 1701 1701/1705 NUECES CONDOMINIUMS AMENDED PLUS 50.0 % INT IN COM AREA |
| Neighborhood | 59CBD |
| Land | $1,473,410 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,473,410 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,178,800 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,178,800 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,178,800 |
| Exemptions (−) (HT) | −$294,700 |
|---|---|
| Taxable Value | $884,100 |
Appreciation: Market value has risen +57.1% from $750,198 (2021) to $1,178,800 (2025), a CAGR of 12.0% 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 $18,093. Austin ISD is the largest single contributor, at 48.3% 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 125% of market value ($1,473,410 land vs $0 improvements), about $500/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 $1,178,800, 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 +12.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,073,817 by 2030, with an estimated annual tax burden around $35,762. 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 |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 1,806 SF | ✗ |
| 1ST | 1st Floor | 1,256 SF | ✓ |
| 2ND | 2nd Floor | 550 SF | ✓ |
| 011C | PORCH OPEN 1ST COMM | 102 SF | ✗ |
Market value changed by 87% in 2026, 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% | $9,542.98 | $9,542.98 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $4,632.83 | $4,632.83 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,322.85 | $3,322.85 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,218.88 | $1,218.88 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,043.44 | $1,043.44 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $19,760.98 | $19,760.98 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,318,891 | $1,178,800 | +11.9% |
| Assessed Value | $1,318,891 | $1,178,800 | +11.9% |
| Land Value | $589,364 | $1,473,410 | -60.0% |
| Improvement Value | $729,527 | — | — |
| Taxable Value | $848,139 | $884,100 | -4.1% |
| Exemptions | HT | HT | |
| Total Tax 2026 = estimate |
~$17,357
Estimated
|
~$19,761
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,202,937 | $1,318,891 | -884,046 (-40.1%) |
| Taxable Value | $943,808 | $848,139 | -95,669 (-10.1%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,318,891 | $589,364 | $729,527 | — | $1,318,891 | $848,139 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,178,800 | $1,473,410 | — | — | $1,178,800 | $884,100 | ~$19,761 | Partial |
| 2024 | $1,372,861 | — | — | — | $1,372,861 | $— | $22,384 | Verified |
| 2023 | $790,465 | — | — | — | $1,372,861 ! | $— | $20,442 | Verified |
| 2022 | $761,108 | — | — | −$392,755 | $368,353 | $— | $11,434 | Verified |
| 2021 | $750,198 | — | — | −$381,845 | $368,353 | $— | $12,122 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +86.9% ! | +20.0% | 64.2% | Not available | Partial |
| 2025 | -14.1% | -14.1% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.6300% | Verified |
| 2023 | +73.7% | +73.7% | ~100% | 1.4900% | Verified |
| 2022 | +3.9% | +3.9% | ~100% | 1.4500% | Verified |
| 2021 | base year | — | ~100% | 1.6200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +54.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +11.9% | +15.4% | +9.6% | +73.7% | 2024 | -14.1% | 2025 |
| Assessment Ratio | 100.0% | 95.2% | — | 173.7% | 2023 | 48.4% | 2022 |
| 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 |
$19,761 | $17,229 | ~$30,757 | $22,384 | 2024 | $11,434 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,319,794 | ~$1,296,680 | ~2.0139% | ~$26,114 | +12.0% |
| 2027 | ~$1,477,652 | ~$1,426,348 | ~1.9814% | ~$28,261 | +25.4% |
| 2028 | ~$1,654,392 | ~$1,568,983 | ~1.9488% | ~$30,577 | +40.3% |
| 2029 | ~$1,852,270 | ~$1,725,881 | ~1.9163% | ~$33,073 | +57.1% |
| 2030 | ~$2,073,817 | ~$1,898,469 | ~1.8837% | ~$35,762 | +75.9% |
| 2026 | ~$1,296,218 | ~$1,296,218 | ~2.0465% | ~$26,527 | +10.0% |
| 2027 | ~$1,425,332 | ~$1,425,332 | ~2.0465% | ~$29,169 | +20.9% |
| 2028 | ~$1,567,307 | ~$1,567,307 | ~2.0465% | ~$32,075 | +33.0% |
| 2029 | ~$1,723,423 | ~$1,723,423 | ~2.0465% | ~$35,270 | +46.2% |
| 2030 | ~$1,895,090 | ~$1,895,090 | ~2.0465% | ~$38,783 | +60.8% |
| 2026 | ~$1,343,370 | ~$1,296,680 | ~1.9977% | ~$25,903 | +14.0% |
| 2027 | ~$1,530,916 | ~$1,426,348 | ~1.9488% | ~$27,797 | +29.9% |
| 2028 | ~$1,744,644 | ~$1,568,983 | ~1.9000% | ~$29,811 | +48.0% |
| 2029 | ~$1,988,210 | ~$1,725,881 | ~1.8512% | ~$31,949 | +68.7% |
| 2030 | ~$2,265,781 | ~$1,898,469 | ~1.8024% | ~$34,217 | +92.2% |
In 2025, this property's market value of $1,178,800 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -17% 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 | $1,178,800 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $1,372,861 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $790,465 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $761,108 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $750,198 | $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.