2405 NUECES ST TX 78705
| Owner | 504 W 24 LLC |
|---|---|
| Parcel ID | 0214011107 |
| Short ID | 206682 |
| Type | Real |
| Use Code | 30 Strip Center (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 3,515 SF |
| Land SF | 12,153 SF |
| Acres | 0.279 |
| Year Built | 1955 |
| Legal | W86.5 FT OF LOT 16-18 LESS S5 FT OLT 49 DIVISION D |
| Neighborhood | 30CEN |
| Land | $2,734,425 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,734,425 |
| Improvement | $61,245 |
|---|---|
| Total Improvement | $61,245 |
| Market | $2,795,670 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,795,670 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,795,670 |
| Taxable Value | $2,795,670 |
|---|
Appreciation: Market value has risen +132.4% from $1,202,994 (2021) to $2,795,670 (2025), a CAGR of 23.5% 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 Commercial parcel countywide rose +24.1%, so this parcel has outpaced the broader commercial 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 $57,213. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Asset Class: Commercial. No homestead exemptions apply — full market value is taxable. 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 ($2,734,425 land vs $61,245 improvements), about $225/SF of land. With value concentrated in the land under a ~71-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 $2,795,670, this parcel sits in the upper-middle (50th–75th percentile) of Commercial property in Travis County — county median $1,417,484 (P25 $649,268 / P75 $3,347,260, n=13,608). Commercial here is the broad TCAD category — every commercial 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 +23.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $8,021,655 by 2030, with an estimated annual tax burden around $84,815. 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.
10 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 6,500 SF | ✗ |
| 511 | DECK | 3,672 SF | ✗ |
| 1ST | 1st Floor | 1,878 SF | ✓ |
| 2ND | 2nd Floor | 1,637 SF | ✓ |
| 501 | CANOPY | 104 SF | ✗ |
| 541 | FENCE COMM LF | 40 SF | ✗ |
| 611 | TERRACE | 21 SF | ✗ |
| 581C | STORAGE ATT COMM | 20 SF | ✓ |
| 413 | STAIRWAY EXT | 1 SF | ✓ |
| 482 | LIGHT POLES | 1 SF | ✓ |
Market value changed by 77% 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% | $25,865.54 | $25,865.54 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $14,649.79 | $14,649.79 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $10,507.39 | $10,507.39 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,299.53 | $3,299.53 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,890.72 | $2,890.72 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $57,212.97 | $57,212.97 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,374,458 | $2,795,670 | -15.1% |
| Assessed Value | $2,374,458 | $2,795,670 | -15.1% |
| Land Value | $2,734,425 | $2,734,425 | +0.0% |
| Improvement Value | — | $61,245 | — |
| Taxable Value | $2,374,458 | $2,795,670 | -15.1% |
| Total Tax 2026 = estimate |
~$48,593
Estimated
|
~$57,213
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,799,813 | $2,374,458 | -425,355 (-15.2%) |
| Taxable Value | $2,799,813 | $2,374,458 | -425,355 (-15.2%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,374,458 | $2,734,425 | — | — | $2,374,458 | $2,374,458 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,795,670 | $2,734,425 | $61,245 | — | $2,795,670 | $2,795,670 | ~$57,213 | Partial |
| 2024 | $2,862,288 | — | — | −$127,863 | $2,734,425 | $— | $55,417 | Verified |
| 2023 | $1,616,829 | — | — | — | $2,734,425 ! | $— | $51,786 | Verified |
| 2022 | $1,204,526 | — | — | — | $1,458,360 ! | $— | $31,931 | Verified |
| 2021 | $1,202,994 | — | — | −$109,224 | $1,093,770 | $— | $26,219 | 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 | -2.3% | -2.3% | ~100% | 1.9800% | Verified |
| 2023 | +77.0% ! | +77.0% | ~100% | 1.8100% | Verified |
| 2022 | +34.2% | +34.2% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +132.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -15.1% | +18.8% | +27.8% | +77.0% | 2024 | -15.1% | 2026 |
| Assessment Ratio | 100.0% | 112.8% | — | 169.1% | 2023 | 90.9% | 2021 |
| 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 |
$57,213 | $44,513 | ~$72,945 | $57,213 | 2025 | $26,219 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,451,767 | ~$3,075,237 | ~2.0139% | ~$61,933 | +23.5% |
| 2027 | ~$4,261,840 | ~$3,382,761 | ~1.9814% | ~$67,026 | +52.4% |
| 2028 | ~$5,262,023 | ~$3,721,037 | ~1.9488% | ~$72,517 | +88.2% |
| 2029 | ~$6,496,932 | ~$4,093,140 | ~1.9163% | ~$78,436 | +132.4% |
| 2030 | ~$8,021,655 | ~$4,502,454 | ~1.8837% | ~$84,815 | +186.9% |
| 2026 | ~$3,395,854 | ~$3,075,237 | ~2.0465% | ~$62,934 | +21.5% |
| 2027 | ~$4,124,887 | ~$3,382,761 | ~2.0465% | ~$69,228 | +47.5% |
| 2028 | ~$5,010,432 | ~$3,721,037 | ~2.0465% | ~$76,150 | +79.2% |
| 2029 | ~$6,086,089 | ~$4,093,140 | ~2.0465% | ~$83,765 | +117.7% |
| 2030 | ~$7,392,671 | ~$4,502,454 | ~2.0465% | ~$92,142 | +164.4% |
| 2026 | ~$3,507,681 | ~$3,075,237 | ~1.9977% | ~$61,433 | +25.5% |
| 2027 | ~$4,401,029 | ~$3,382,761 | ~1.9488% | ~$65,925 | +57.4% |
| 2028 | ~$5,521,898 | ~$3,721,037 | ~1.9000% | ~$70,700 | +97.5% |
| 2029 | ~$6,928,234 | ~$4,093,140 | ~1.8512% | ~$75,772 | +147.8% |
| 2030 | ~$8,692,740 | ~$4,502,454 | ~1.8024% | ~$81,151 | +210.9% |
In 2025, this property's market value of $2,795,670 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +97% above the county median of $1,417,484. Commercial here is the broad TCAD category — every commercial 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 | $2,795,670 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $2,862,288 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,616,829 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,204,526 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $1,202,994 | $517,750 | $1,142,600 | $2,780,453 | ↑ Above median | 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.