2209 NUECES ST TX 78705
| Owner | TCG SKYLOFT OWNER LLC |
|---|---|
| Parcel ID | 0212010412 |
| Short ID | 203505 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | 216,956 SF |
| Land SF | 25,200 SF |
| Acres | 0.579 |
| Year Built | 2017 |
| Legal | LOT 13-15 OLT 34 DIV D HORSTS LOUIS SUBD |
| Neighborhood | 08WC |
| Land | $5,670,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $5,670,000 |
| Improvement | $100,680,000 |
|---|---|
| Total Improvement | $100,680,000 |
| Market | $106,350,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $106,350,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $106,350,000 |
| Taxable Value | $106,350,000 |
|---|
Appreciation: Market value has fallen -6.7% from $113,946,793 (2021) to $106,350,000 (2025), a CAGR of -1.7% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2021→2022), 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 lagged 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 $2,176,437. 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 5% of market value ($5,670,000 land vs $100,680,000 improvements), about $225/SF of land. Most value sits in the improvements, so building condition, age (~9 yrs), and rent roll drive the underwriting.
Submarket Position: At $106,350,000, 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 -1.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $97,562,232 by 2030, with an estimated annual tax burden around $1,837,821. 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.
1 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 216,956 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% | $952,956.00 | $952,956.00 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $539,737.51 | $539,737.51 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $387,120.35 | $387,120.35 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $121,563.69 | $121,563.69 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $106,502.00 | $106,502.00 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $2,107,879.55 | $2,107,879.55 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $104,480,000 | $106,350,000 | -1.8% |
| Assessed Value | $104,480,000 | $106,350,000 | -1.8% |
| Land Value | $5,670,000 | $5,670,000 | +0.0% |
| Improvement Value | $98,810,000 | $100,680,000 | -1.9% |
| Taxable Value | $104,480,000 | $106,350,000 | -1.8% |
| Total Tax 2026 = estimate |
~$2,138,168
Estimated
|
~$2,107,880
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $110,106,177 | $104,480,000 | -5,626,177 (-5.1%) |
| Taxable Value | $110,106,177 | $104,480,000 | -5,626,177 (-5.1%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $104,480,000 | $5,670,000 | $98,810,000 | — | $104,480,000 | $104,480,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $106,350,000 | $5,670,000 | $100,680,000 | — | $106,350,000 | $106,350,000 | ~$2,107,880 | Partial |
| 2024 | $107,000,000 | — | — | −$101,330,000 | $5,670,000 | $— | $1,970,910 | Verified |
| 2023 | $106,280,000 | — | — | −$100,610,000 | $5,670,000 | $— | $1,940,233 | Verified |
| 2022 | $106,280,000 | — | — | −$101,744,000 | $4,536,000 | $— | $2,107,555 | Verified |
| 2021 | $113,946,793 | — | — | −$109,410,793 | $4,536,000 | $— | $2,319,238 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +3.5% | +3.5% | ~100% | Not available | Partial |
| 2025 | +2.7% | +2.7% | ~100% | Not available | Partial |
| 2024 | -7.1% | -7.1% | ~100% | 1.9000% | Verified |
| 2023 | -3.1% | -3.1% | ~100% | 1.7400% | Verified |
| 2022 | +2.8% | +2.8% | ~100% | 1.8300% | Verified |
| 2021 | base year | — | ~100% | 2.0400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -4.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -1.8% | -1.7% | -1.4% | +0.7% | 2024 | -6.7% | 2022 |
| Assessment Ratio | 100.0% | 36.5% | — | 100.0% | 2025 | 4.0% | 2021 |
| Effective Tax Rate (2025) | 1.9800% | 1.9800% | — | 1.9800% | 2025 | 1.9800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$2,107,880 | $2,089,163 | ~$1,969,788 | $2,319,238 | 2021 | $1,940,233 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$104,531,298 | ~$104,531,298 | ~2.0139% | ~$2,105,194 | -1.7% |
| 2027 | ~$102,743,697 | ~$102,743,697 | ~1.9814% | ~$2,035,751 | -3.4% |
| 2028 | ~$100,986,666 | ~$100,986,666 | ~1.9488% | ~$1,968,068 | -5.0% |
| 2029 | ~$99,259,683 | ~$99,259,683 | ~1.9163% | ~$1,902,104 | -6.7% |
| 2030 | ~$97,562,232 | ~$97,562,232 | ~1.8837% | ~$1,837,821 | -8.3% |
| 2026 | ~$102,404,298 | ~$102,404,298 | ~2.0465% | ~$2,095,689 | -3.7% |
| 2027 | ~$98,604,985 | ~$98,604,985 | ~2.0465% | ~$2,017,936 | -7.3% |
| 2028 | ~$94,946,631 | ~$94,946,631 | ~2.0465% | ~$1,943,069 | -10.7% |
| 2029 | ~$91,424,006 | ~$91,424,006 | ~2.0465% | ~$1,870,979 | -14.0% |
| 2030 | ~$88,032,075 | ~$88,032,075 | ~2.0465% | ~$1,801,563 | -17.2% |
| 2026 | ~$106,658,298 | ~$106,658,298 | ~1.9977% | ~$2,130,673 | +0.3% |
| 2027 | ~$106,967,489 | ~$106,967,489 | ~1.9488% | ~$2,084,625 | +0.6% |
| 2028 | ~$107,277,576 | ~$107,277,576 | ~1.9000% | ~$2,038,292 | +0.9% |
| 2029 | ~$107,588,563 | ~$107,588,563 | ~1.8512% | ~$1,991,673 | +1.2% |
| 2030 | ~$107,900,451 | ~$107,900,451 | ~1.8024% | ~$1,944,767 | +1.5% |
In 2025, this property's market value of $106,350,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 205× 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 | $106,350,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $107,000,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $106,280,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $106,280,000 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $113,946,793 | $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.