2100 NUECES ST TX 78705
| Owner | THE GOLDEN MERMAID LLC |
|---|---|
| Parcel ID | 0212011004 |
| Short ID | 203693 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | — |
| Land SF | 16,797 SF |
| Acres | 0.386 |
| Year Built | — |
| Legal | LOT 7-8 OLT 231/2 DIV D HORSTS LOUIS SUBD |
| Neighborhood | 08WC |
| Land | $7,558,533 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $7,558,533 |
| Improvement | $62,621,467 |
|---|---|
| Total Improvement | $62,621,467 |
| Market | $70,180,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $70,180,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $70,180,000 |
| Taxable Value | $70,180,000 |
|---|
Appreciation: Market value has fallen -10.0% from $78,000,000 (2021) to $70,180,000 (2025), a CAGR of -2.6% over 4 years. Growth has been relatively flat for this asset class. 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 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 $1,436,223. 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 11% of market value ($7,558,533 land vs $62,621,467 improvements), about $450/SF of land. Most value sits in the improvements, so building condition, age, and rent roll drive the underwriting.
Submarket Position: At $70,180,000, 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 -2.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $61,498,117 by 2030, with an estimated annual tax burden around $1,158,466. 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 |
|---|---|---|---|
| ADDL | Additional Floor | 142,200 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% | $615,258.00 | $615,258.00 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $348,471.31 | $348,471.31 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $249,936.93 | $249,936.93 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $78,485.30 | $78,485.30 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $68,761.00 | $68,761.00 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $1,360,912.54 | $1,360,912.54 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $74,560,000 | $70,180,000 | +6.2% |
| Assessed Value | $74,560,000 | $70,180,000 | +6.2% |
| Land Value | $3,779,267 | $7,558,533 | -50.0% |
| Improvement Value | $70,780,733 | $62,621,467 | +13.0% |
| Taxable Value | $74,560,000 | $70,180,000 | +6.2% |
| Total Tax 2026 = estimate |
~$1,525,859
Estimated
|
~$1,360,913
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $74,560,000 | $74,560,000 | +0 (+0.0%) |
| Taxable Value | $74,560,000 | $74,560,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $74,560,000 | $3,779,267 | $70,780,733 | — | $74,560,000 | $74,560,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $70,180,000 | $7,558,533 | $62,621,467 | — | $70,180,000 | $70,180,000 | ~$1,360,913 | Partial |
| 2024 | $71,150,000 | — | — | −$63,591,467 | $7,558,533 | $— | $1,350,895 | Verified |
| 2023 | $78,434,000 | — | — | −$70,875,467 | $7,558,533 | $— | $1,292,554 | Verified |
| 2022 | $75,000,000 | — | — | −$71,976,587 | $3,023,413 | $— | $1,463,005 | Verified |
| 2021 | $78,000,000 | — | — | −$74,976,586 | $3,023,414 | $— | $1,549,634 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +6.2% | +6.2% | ~100% | Not available | Partial |
| 2025 | -1.5% | -1.5% | ~100% | Not available | Partial |
| 2024 | -14.1% | -14.1% | ~100% | 1.9000% | Verified |
| 2023 | +5.7% | +5.7% | ~100% | 1.5600% | Verified |
| 2022 | +4.6% | +4.6% | ~100% | 1.8700% | Verified |
| 2021 | base year | — | ~100% | 1.9900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -6.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +6.2% | -0.7% | -3.8% | +6.2% | 2026 | -9.3% | 2024 |
| Assessment Ratio | 100.0% | 38.0% | — | 100.0% | 2025 | 3.9% | 2021 |
| Effective Tax Rate (2025) | 1.9400% | 1.9400% | — | 1.9400% | 2025 | 1.9400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$1,360,913 | $1,403,400 | ~$1,265,506 | $1,549,634 | 2021 | $1,292,554 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$68,350,714 | ~$68,350,714 | ~2.0139% | ~$1,376,540 | -2.6% |
| 2027 | ~$66,569,109 | ~$66,569,109 | ~1.9814% | ~$1,318,992 | -5.1% |
| 2028 | ~$64,833,943 | ~$64,833,943 | ~1.9488% | ~$1,263,509 | -7.6% |
| 2029 | ~$63,144,005 | ~$63,144,005 | ~1.9163% | ~$1,210,023 | -10.0% |
| 2030 | ~$61,498,117 | ~$61,498,117 | ~1.8837% | ~$1,158,466 | -12.4% |
| 2026 | ~$66,947,114 | ~$66,947,114 | ~2.0465% | ~$1,370,063 | -4.6% |
| 2027 | ~$63,863,153 | ~$63,863,153 | ~2.0465% | ~$1,306,950 | -9.0% |
| 2028 | ~$60,921,256 | ~$60,921,256 | ~2.0465% | ~$1,246,744 | -13.2% |
| 2029 | ~$58,114,880 | ~$58,114,880 | ~2.0465% | ~$1,189,312 | -17.2% |
| 2030 | ~$55,437,781 | ~$55,437,781 | ~2.0465% | ~$1,134,526 | -21.0% |
| 2026 | ~$69,754,314 | ~$69,754,314 | ~1.9977% | ~$1,393,456 | -0.6% |
| 2027 | ~$69,331,210 | ~$69,331,210 | ~1.9488% | ~$1,351,154 | -1.2% |
| 2028 | ~$68,910,672 | ~$68,910,672 | ~1.9000% | ~$1,309,314 | -1.8% |
| 2029 | ~$68,492,685 | ~$68,492,685 | ~1.8512% | ~$1,267,932 | -2.4% |
| 2030 | ~$68,077,233 | ~$68,077,233 | ~1.8024% | ~$1,227,004 | -3.0% |
In 2025, this property's market value of $70,180,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 135× 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 | $70,180,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $71,150,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $78,434,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $75,000,000 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $78,000,000 | $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.