2206 NUECES ST 78705
| Owner | CA STUDENT LIVING AUSTIN III, LLC |
|---|---|
| Parcel ID | 0212010347 |
| Short ID | 962831 |
| Type | Real |
| Use Code | 108 Luxury Hi-Rise Apts 100+ |
| Valuation | Income |
| Improvement SF | 394,423 SF |
| Land SF | 25,335 SF |
| Acres | 0.582 |
| Year Built | 2023 |
| Legal | OLT 34 DIV D HORSTS LOUIS SUBD LOT 8-10 |
| Neighborhood | SC3 |
| Land | $5,700,263 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $5,700,263 |
| Improvement | $155,989,737 |
|---|---|
| Total Improvement | $155,989,737 |
| Market | $161,690,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $161,690,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $161,690,000 |
| Taxable Value | $161,690,000 |
|---|
Appreciation: Market value has risen +50.8% from $107,250,041 (2024) to $161,690,000 (2025), a CAGR of 50.8% over 1 year. 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 fell -7.9%, 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 $3,308,962. Austin ISD is the largest single contributor, at 45.2% 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 4% of market value ($5,700,263 land vs $155,989,737 improvements), about $225/SF of land. Most value sits in the improvements, so building condition, age (~3 yrs), and rent roll drive the underwriting.
Submarket Position: At $161,690,000, 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 +50.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,259,249,050 by 2030, with an estimated annual tax burden around $4,905,329. 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.
2 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 394,423 SF | ✓ |
| 187 | PARKING GARAGE | 150,000 SF | ✓ |
Market value changed by 4604% 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% | $1,429,434.00 | $1,429,434.00 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $809,606.27 | $809,606.27 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $580,680.53 | $580,680.53 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $182,345.54 | $182,345.54 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $159,753.00 | $159,753.00 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $3,161,819.34 | $3,161,819.34 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $154,730,000 | $161,690,000 | -4.3% |
| Assessed Value | $154,730,000 | $161,690,000 | -4.3% |
| Land Value | $5,700,263 | $5,700,263 | +0.0% |
| Improvement Value | $149,029,737 | $155,989,737 | -4.5% |
| Taxable Value | $154,730,000 | $161,690,000 | -4.3% |
| Total Tax 2026 = estimate |
~$3,166,526
Estimated
|
~$3,161,819
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $155,063,851 | $154,730,000 | -333,851 (-0.2%) |
| Taxable Value | $155,063,851 | $154,730,000 | -333,851 (-0.2%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $154,730,000 | $5,700,263 | $149,029,737 | — | $154,730,000 | $154,730,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $161,690,000 | $5,700,263 | $155,989,737 | — | $161,690,000 | $161,690,000 | ~$3,161,819 | Partial |
| 2024 | $107,250,041 | — | — | −$101,549,778 | $5,700,263 | $— | $3,231,721 | Verified |
| 2023 | $— | — | — | — | $5,700,263 | $— | $1,940,418 | Verified |
| 2022 | $— | — | — | — | $2,280,105 | $— | $45,030 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -4.1% | -4.1% | ~100% | Not available | Partial |
| 2025 | -7.1% | -7.1% | ~100% | Not available | Partial |
| 2024 | +62.2% | +62.2% | ~100% | 1.8600% | Verified |
| 2023 | +4603.7% ! | +4603.7% | ~100% | 1.8100% | Verified |
| 2022 | base year | — | ~100% | 1.9700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +6991.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -4.3% | +23.2% | +52.1% | +50.8% | 2025 | -4.3% | 2026 |
| Assessment Ratio | 100.0% | 68.4% | — | 100.0% | 2025 | 5.3% | 2024 |
| Effective Tax Rate (2025) | 1.9600% | 1.9600% | — | 1.9600% | 2025 | 1.9600% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$3,161,819 | $3,196,770 | ~$4,218,862 | $3,231,721 | 2024 | $3,161,819 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$243,763,600 | ~$177,859,000 | ~2.0139% | ~$3,581,967 | +50.8% |
| 2027 | ~$367,497,636 | ~$195,644,900 | ~1.9814% | ~$3,876,485 | +127.3% |
| 2028 | ~$554,038,881 | ~$215,209,390 | ~1.9488% | ~$4,194,086 | +242.7% |
| 2029 | ~$835,268,181 | ~$236,730,329 | ~1.9163% | ~$4,536,442 | +416.6% |
| 2030 | ~$1,259,249,050 | ~$260,403,362 | ~1.8837% | ~$4,905,329 | +678.8% |
| 2026 | ~$240,529,800 | ~$177,859,000 | ~2.0465% | ~$3,639,858 | +48.8% |
| 2027 | ~$357,811,768 | ~$195,644,900 | ~2.0465% | ~$4,003,844 | +121.3% |
| 2028 | ~$532,280,246 | ~$215,209,390 | ~2.0465% | ~$4,404,228 | +229.2% |
| 2029 | ~$791,819,290 | ~$236,730,329 | ~2.0465% | ~$4,844,651 | +389.7% |
| 2030 | ~$1,177,909,182 | ~$260,403,362 | ~2.0465% | ~$5,329,116 | +628.5% |
| 2026 | ~$246,997,400 | ~$177,859,000 | ~1.9977% | ~$3,553,022 | +52.8% |
| 2027 | ~$377,312,856 | ~$195,644,900 | ~1.9488% | ~$3,812,805 | +133.4% |
| 2028 | ~$576,382,549 | ~$215,209,390 | ~1.9000% | ~$4,089,014 | +256.5% |
| 2029 | ~$880,481,112 | ~$236,730,329 | ~1.8512% | ~$4,382,338 | +444.5% |
| 2030 | ~$1,345,021,619 | ~$260,403,362 | ~1.8024% | ~$4,693,435 | +731.9% |
In 2025, this property's market value of $161,690,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 311× 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 | $161,690,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $107,250,041 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | — | $503,905 | $617,035 | $919,932 | — | +0.9% |
| 2022 | — | $506,618 | $615,058 | $906,429 | — | +39.1% |
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.