1904 NUECES ST TX 78705
| Owner | A180 AUSTIN LLC |
|---|---|
| Parcel ID | 0212011507 |
| Short ID | 203780 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 4,417 SF |
| Land SF | 6,000 SF |
| Acres | 0.138 |
| Year Built | 1940 |
| Legal | N 30FT LOT 8 & S 20FT LOT 9 OLT 23 DIV D HORSTS LOUIS SUBD |
| Neighborhood | Z40005 |
| Land | $1,350,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,350,000 |
| Improvement | $83,882 |
|---|---|
| Total Improvement | $83,882 |
| Market | $1,433,882 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,433,882 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,433,882 |
| Taxable Value | $1,433,882 |
|---|
Appreciation: Market value has risen +102.9% from $706,621 (2021) to $1,433,882 (2025), a CAGR of 19.4% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2022→2023), 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 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 $29,344. 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 94% of market value ($1,350,000 land vs $83,882 improvements), about $225/SF of land. With value concentrated in the land under a ~86-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 $1,433,882, 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 +19.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,472,738 by 2030, with an estimated annual tax burden around $43,501. 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.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 093 | HVAC COMMRCL SF | 4,417 SF | ✗ |
| 2ND | 2nd Floor | 2,268 SF | ✓ |
| 1ST | 1st Floor | 2,149 SF | ✓ |
| 011C | PORCH OPEN 1ST COMM | 319 SF | ✗ |
| 512C | DECK UNCOVRED COMM | 120 SF | ✗ |
| 611 | TERRACE | 116 SF | ✗ |
| 012C | PORCH OPEN 2 COMM | 80 SF | ✗ |
| 413 | STAIRWAY EXT | 1 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% | $13,266.28 | $13,266.28 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $7,513.79 | $7,513.79 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $5,389.17 | $5,389.17 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,692.31 | $1,692.31 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,482.63 | $1,482.63 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $29,344.18 | $29,344.18 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,673,000 | $1,433,882 | +16.7% |
| Assessed Value | $1,673,000 | $1,433,882 | +16.7% |
| Land Value | $1,350,000 | $1,350,000 | +0.0% |
| Improvement Value | $323,000 | $83,882 | +285.1% |
| Taxable Value | $1,673,000 | $1,433,882 | +16.7% |
| Total Tax 2026 = estimate |
~$34,238
Estimated
|
~$29,344
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,406,508 | $1,673,000 | -733,508 (-30.5%) |
| Taxable Value | $1,720,658 | $1,673,000 | -47,658 (-2.8%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,673,000 | $1,350,000 | $323,000 | — | $1,673,000 | $1,673,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,433,882 | $1,350,000 | $83,882 | — | $1,433,882 | $1,433,882 | ~$29,344 | Partial |
| 2024 | $1,270,579 | — | — | −$670,579 | $600,000 | $— | $28,417 | Verified |
| 2023 | $1,423,937 | — | — | −$823,937 | $600,000 | $— | $22,988 | Verified |
| 2022 | $980,000 | — | — | −$380,000 | $600,000 | $— | $28,122 | Verified |
| 2021 | $706,621 | — | — | −$316,621 | $390,000 | $— | $21,331 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +67.8% | +20.0% | 71.5% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | +12.9% | +12.9% | ~100% | 1.9800% | Verified |
| 2023 | -10.8% | -10.8% | ~100% | 1.8100% | Verified |
| 2022 | +45.3% | +45.3% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 3.0200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +46.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +16.7% | +20.6% | +15.9% | +45.3% | 2023 | -10.8% | 2024 |
| Assessment Ratio | 100.0% | 67.6% | — | 100.0% | 2025 | 42.1% | 2023 |
| Effective Tax Rate (2025) | 2.0500% | 2.0500% | — | 2.0500% | 2025 | 2.0500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$29,344 | $26,040 | ~$37,413 | $29,344 | 2025 | $21,331 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,711,375 | ~$1,577,270 | ~2.0139% | ~$31,765 | +19.4% |
| 2027 | ~$2,042,570 | ~$1,734,997 | ~1.9814% | ~$34,377 | +42.5% |
| 2028 | ~$2,437,859 | ~$1,908,497 | ~1.9488% | ~$37,194 | +70.0% |
| 2029 | ~$2,909,647 | ~$2,099,347 | ~1.9163% | ~$40,230 | +102.9% |
| 2030 | ~$3,472,738 | ~$2,309,281 | ~1.8837% | ~$43,501 | +142.2% |
| 2026 | ~$1,682,697 | ~$1,577,270 | ~2.0465% | ~$32,279 | +17.4% |
| 2027 | ~$1,974,688 | ~$1,734,997 | ~2.0465% | ~$35,506 | +37.7% |
| 2028 | ~$2,317,347 | ~$1,908,497 | ~2.0465% | ~$39,057 | +61.6% |
| 2029 | ~$2,719,466 | ~$2,099,347 | ~2.0465% | ~$42,963 | +89.7% |
| 2030 | ~$3,191,363 | ~$2,309,281 | ~2.0465% | ~$47,259 | +122.6% |
| 2026 | ~$1,740,052 | ~$1,577,270 | ~1.9977% | ~$31,509 | +21.4% |
| 2027 | ~$2,111,598 | ~$1,734,997 | ~1.9488% | ~$33,812 | +47.3% |
| 2028 | ~$2,562,478 | ~$1,908,497 | ~1.9000% | ~$36,262 | +78.7% |
| 2029 | ~$3,109,633 | ~$2,099,347 | ~1.8512% | ~$38,863 | +116.9% |
| 2030 | ~$3,773,619 | ~$2,309,281 | ~1.8024% | ~$41,622 | +163.2% |
In 2025, this property's market value of $1,433,882 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +176% above 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 | $1,433,882 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,270,579 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,423,937 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $980,000 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $706,621 | $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.