2818 NUECES ST TX
| Owner | LACW AUSTIN LLC |
|---|---|
| Parcel ID | 0215020680 |
| Short ID | 208298 |
| Type | Real |
| Use Code | 06 Apartment 26–49 Units |
| Valuation | Income |
| Improvement SF | 14,824 SF |
| Land SF | 18,861 SF |
| Acres | 0.433 |
| Year Built | 1984 |
| Legal | LOT 22-23 BLK 3 OLT 68 DIVISION D |
| Neighborhood | 06WC |
| Land | $2,829,150 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,829,150 |
| Improvement | $2,211,010 |
|---|---|
| Total Improvement | $2,211,010 |
| Market | $5,040,160 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $5,040,160 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $5,040,160 |
| Taxable Value | $5,040,160 |
|---|
Appreciation: Market value has risen +23.6% from $4,076,600 (2021) to $5,040,160 (2025), a CAGR of 5.4% over 4 years. This represents moderate, steady growth. Growth has been fairly evenly spread across these years rather than concentrated in one jump. 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 $103,146. 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 56% of market value ($2,829,150 land vs $2,211,010 improvements), about $150/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $5,040,160, 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 +5.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $6,570,934 by 2030, with an estimated annual tax burden around $123,779. 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.
12 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| SO | Sketch Only | 16,476 SF | ✗ |
| 551 | PAVED AREA | 12,705 SF | ✗ |
| 2ND | 2nd Floor | 6,406 SF | ✓ |
| 3RD | 3rd Floor | 6,406 SF | ✓ |
| 012C | PORCH OPEN 2 COMM | 3,859 SF | ✗ |
| 013C | PORCH OPEN 3 COMM | 3,859 SF | ✗ |
| 1ST | 1st Floor | 2,012 SF | ✓ |
| 581C | STORAGE ATT COMM | 1,074 SF | ✓ |
| 011C | PORCH OPEN 1ST COMM | 440 SF | ✗ |
| 132 | PLBG 5-FIXT AVG | 1 SF | ✓ |
| 242 | OBS OVEN/BURN | 1 SF | ✓ |
| 539 | FENCE FV | 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% | $46,631.56 | $46,631.56 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $26,411.30 | $26,411.30 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $18,943.19 | $18,943.19 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $5,948.55 | $5,948.55 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $5,211.53 | $5,211.53 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $103,146.13 | $103,146.13 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $5,040,160 | $5,040,160 | +0.0% |
| Assessed Value | $5,040,160 | $5,040,160 | +0.0% |
| Land Value | $2,829,150 | $2,829,150 | +0.0% |
| Improvement Value | $2,211,010 | $2,211,010 | +0.0% |
| Taxable Value | $5,040,160 | $5,040,160 | +0.0% |
| Total Tax 2026 = estimate |
~$103,146
Estimated
|
~$103,146
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $5,040,160 | $5,040,160 | +0 (+0.0%) |
| Taxable Value | $5,040,160 | $5,040,160 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $5,040,160 | $2,829,150 | $2,211,010 | — | $5,040,160 | $5,040,160 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $5,040,160 | $2,829,150 | $2,211,010 | — | $5,040,160 | $5,040,160 | ~$103,146 | Partial |
| 2024 | $4,521,320 | — | — | −$1,692,170 | $2,829,150 | $— | $91,073 | Verified |
| 2023 | $4,224,840 | — | — | −$1,395,690 | $2,829,150 | $— | $81,802 | Verified |
| 2022 | $4,076,600 | — | — | −$2,284,805 | $1,791,795 | $— | $83,437 | Verified |
| 2021 | $4,076,600 | — | — | −$2,284,805 | $1,791,795 | $— | $88,734 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | +9.7% | +9.7% | ~100% | Not available | Partial |
| 2024 | +1.6% | +1.6% | ~100% | 1.9800% | Verified |
| 2023 | +7.0% | +7.0% | ~100% | 1.8100% | Verified |
| 2022 | +3.6% | +3.6% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +23.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +4.4% | +5.4% | +11.5% | 2025 | +0.0% | 2022 |
| Assessment Ratio | 100.0% | 69.6% | — | 100.0% | 2025 | 44.0% | 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 |
$103,146 | $89,639 | ~$115,287 | $103,146 | 2025 | $81,802 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$5,314,726 | ~$5,314,726 | ~2.0139% | ~$107,035 | +5.4% |
| 2027 | ~$5,604,249 | ~$5,604,249 | ~1.9814% | ~$111,042 | +11.2% |
| 2028 | ~$5,909,544 | ~$5,909,544 | ~1.9488% | ~$115,168 | +17.2% |
| 2029 | ~$6,231,471 | ~$6,231,471 | ~1.9163% | ~$119,413 | +23.6% |
| 2030 | ~$6,570,934 | ~$6,570,934 | ~1.8837% | ~$123,779 | +30.4% |
| 2026 | ~$5,213,923 | ~$5,213,923 | ~2.0465% | ~$106,702 | +3.4% |
| 2027 | ~$5,393,676 | ~$5,393,676 | ~2.0465% | ~$110,381 | +7.0% |
| 2028 | ~$5,579,627 | ~$5,579,627 | ~2.0465% | ~$114,186 | +10.7% |
| 2029 | ~$5,771,988 | ~$5,771,988 | ~2.0465% | ~$118,123 | +14.5% |
| 2030 | ~$5,970,981 | ~$5,970,981 | ~2.0465% | ~$122,195 | +18.5% |
| 2026 | ~$5,415,529 | ~$5,415,529 | ~1.9977% | ~$108,184 | +7.4% |
| 2027 | ~$5,818,854 | ~$5,818,854 | ~1.9488% | ~$113,400 | +15.4% |
| 2028 | ~$6,252,217 | ~$6,252,217 | ~1.9000% | ~$118,793 | +24.0% |
| 2029 | ~$6,717,855 | ~$6,717,855 | ~1.8512% | ~$124,361 | +33.3% |
| 2030 | ~$7,218,172 | ~$7,218,172 | ~1.8024% | ~$130,098 | +43.2% |
In 2025, this property's market value of $5,040,160 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 10× 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 | $5,040,160 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $4,521,320 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $4,224,840 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $4,076,600 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $4,076,600 | $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.