1903 NUECES ST TX 78705
| Owner | BARKLEY HOUSE HOLDINGS LP |
|---|---|
| Parcel ID | 0212011612 |
| Short ID | 203797 |
| Type | Real |
| Use Code | 05 Apartment 5–25 Units |
| Valuation | Income |
| Improvement SF | 2,854 SF |
| Land SF | 6,000 SF |
| Acres | 0.138 |
| Year Built | 1916 |
| Legal | N 50FT LOT 19 OLT 23 DIV D HORSTS LOUIS SUBD |
| Neighborhood | 05WC |
| Land | $1,350,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,350,000 |
| Improvement | $30,610 |
|---|---|
| Total Improvement | $30,610 |
| Market | $1,380,610 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,380,610 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,380,610 |
| Taxable Value | $1,380,610 |
|---|
Appreciation: Market value has risen +104.3% from $675,840 (2021) to $1,380,610 (2025), a CAGR of 19.6% 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 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 $28,254. 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 98% of market value ($1,350,000 land vs $30,610 improvements), about $225/SF of land. With value concentrated in the land under a ~110-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 $1,380,610, 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 +19.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,371,747 by 2030, with an estimated annual tax burden around $41,885. 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.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,952 SF | ✓ |
| 1/2 | Half Floor | 902 SF | ✓ |
| 011C | PORCH OPEN 1ST COMM | 486 SF | ✗ |
| 531 | OBS FENCE | 2 SF | ✗ |
| 132 | PLBG 5-FIXT AVG | 1 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% | $11,796.30 | $11,796.30 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $6,681.22 | $6,681.22 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,792.02 | $4,792.02 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,504.79 | $1,504.79 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,318.35 | $1,318.35 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $26,092.68 | $26,092.68 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,275,000 | $1,380,610 | -7.6% |
| Assessed Value | $1,275,000 | $1,380,610 | -7.6% |
| Land Value | $1,350,000 | $1,350,000 | +0.0% |
| Improvement Value | — | $30,610 | — |
| Taxable Value | $1,275,000 | $1,380,610 | -7.6% |
| Total Tax 2026 = estimate |
~$26,093
Estimated
|
~$26,093
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,381,728 | $1,275,000 | -106,728 (-7.7%) |
| Taxable Value | $1,381,728 | $1,275,000 | -106,728 (-7.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,275,000 | $1,350,000 | — | — | $1,275,000 | $1,275,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,380,610 | $1,350,000 | $30,610 | — | $1,380,610 | $1,380,610 | ~$26,093 | Partial |
| 2024 | $1,200,000 | — | — | — | $1,350,000 ! | $— | $27,354 | Verified |
| 2023 | $723,408 | — | — | — | $1,200,000 ! | $— | $21,711 | Verified |
| 2022 | $676,723 | — | — | −$136,723 | $540,000 | $— | $14,287 | Verified |
| 2021 | $675,840 | — | — | −$135,840 | $540,000 | $— | $14,730 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.1% | +0.1% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | +15.0% | +15.0% | ~100% | 1.9800% | Verified |
| 2023 | +65.9% | +65.9% | ~100% | 1.8100% | Verified |
| 2022 | +6.9% | +6.9% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +104.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -7.6% | +16.1% | +21.5% | +65.9% | 2024 | -7.6% | 2026 |
| Assessment Ratio | 100.0% | 106.4% | — | 165.9% | 2023 | 79.8% | 2022 |
| Effective Tax Rate (2025) | 1.8900% | 1.8900% | — | 1.8900% | 2025 | 1.8900% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$26,093 | $20,835 | ~$36,023 | $27,354 | 2024 | $14,287 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,650,547 | ~$1,518,671 | ~2.0139% | ~$30,585 | +19.6% |
| 2027 | ~$1,973,261 | ~$1,670,538 | ~1.9814% | ~$33,100 | +42.9% |
| 2028 | ~$2,359,073 | ~$1,837,592 | ~1.9488% | ~$35,812 | +70.9% |
| 2029 | ~$2,820,318 | ~$2,021,351 | ~1.9163% | ~$38,735 | +104.3% |
| 2030 | ~$3,371,747 | ~$2,223,486 | ~1.8837% | ~$41,885 | +144.2% |
| 2026 | ~$1,622,934 | ~$1,518,671 | ~2.0465% | ~$31,079 | +17.6% |
| 2027 | ~$1,907,792 | ~$1,670,538 | ~2.0465% | ~$34,187 | +38.2% |
| 2028 | ~$2,242,647 | ~$1,837,592 | ~2.0465% | ~$37,606 | +62.4% |
| 2029 | ~$2,636,276 | ~$2,021,351 | ~2.0465% | ~$41,367 | +91.0% |
| 2030 | ~$3,098,994 | ~$2,223,486 | ~2.0465% | ~$45,503 | +124.5% |
| 2026 | ~$1,678,159 | ~$1,518,671 | ~1.9977% | ~$30,338 | +21.6% |
| 2027 | ~$2,039,835 | ~$1,670,538 | ~1.9488% | ~$32,556 | +47.7% |
| 2028 | ~$2,479,460 | ~$1,837,592 | ~1.9000% | ~$34,915 | +79.6% |
| 2029 | ~$3,013,833 | ~$2,021,351 | ~1.8512% | ~$37,419 | +118.3% |
| 2030 | ~$3,663,374 | ~$2,223,486 | ~1.8024% | ~$40,075 | +165.3% |
In 2025, this property's market value of $1,380,610 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +166% 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 | $1,380,610 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,200,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $723,408 | $503,905 | $617,035 | $919,932 | ↑ Above median | +0.9% |
| 2022 | $676,723 | $506,618 | $615,058 | $906,429 | ↑ Above median | +39.1% |
| 2021 | $675,840 | $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.