2106 NICKERSON ST TX 78704
| Owner | PEREGRINE HILL PROPERTY MANAGEMENT LLC |
|---|---|
| Parcel ID | 0303000127 |
| Short ID | 284230 |
| Type | Real |
| Use Code | 05 Apartment 5–25 Units |
| Valuation | Income |
| Improvement SF | 9,902 SF |
| Land SF | 19,863 SF |
| Acres | 0.456 |
| Year Built | 1984 |
| Legal | 134X150FT AV SWISHER ADDN |
| Neighborhood | 05SC1 |
| Land | $1,390,410 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,390,410 |
| Improvement | $1,085,090 |
|---|---|
| Total Improvement | $1,085,090 |
| Market | $2,475,500 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,475,500 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,475,500 |
| Taxable Value | $2,475,500 |
|---|
Appreciation: Market value has risen +28.2% from $1,930,890 (2021) to $2,475,500 (2025), a CAGR of 6.4% over 4 years. This represents moderate, steady growth. Most of this growth came in a single year (2024→2025), 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 $50,661. 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 ($1,390,410 land vs $1,085,090 improvements), about $70/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $2,475,500, 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 +6.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,377,106 by 2030, with an estimated annual tax burden around $63,616. 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.
15 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 5,670 SF | ✗ |
| 1ST | 1st Floor | 4,951 SF | ✓ |
| 2ND | 2nd Floor | 4,951 SF | ✓ |
| SO | Sketch Only | 1,393 SF | ✗ |
| 591 | MASONRY TRIM SF | 1,000 SF | ✗ |
| 611 | TERRACE | 440 SF | ✗ |
| 541 | FENCE COMM LF | 400 SF | ✗ |
| 511 | DECK | 381 SF | ✗ |
| 581C | STORAGE ATT COMM | 332 SF | ✓ |
| 011C | PORCH OPEN 1ST COMM | 278 SF | ✗ |
| 012C | PORCH OPEN 2 COMM | 156 SF | ✗ |
| 482 | LIGHT POLES | 3 SF | ✓ |
| 132 | PLBG 5-FIXT AVG | 1 SF | ✓ |
| 413 | STAIRWAY EXT | 1 SF | ✓ |
| 521 | FIREPLACE | 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% | $22,903.33 | $22,903.33 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $12,972.04 | $12,972.04 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $9,304.04 | $9,304.04 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,921.66 | $2,921.66 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,559.67 | $2,559.67 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $50,660.74 | $50,660.74 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,475,500 | $2,475,500 | +0.0% |
| Assessed Value | $2,475,500 | $2,475,500 | +0.0% |
| Land Value | $1,390,410 | $1,390,410 | +0.0% |
| Improvement Value | $1,085,090 | $1,085,090 | +0.0% |
| Taxable Value | $2,475,500 | $2,475,500 | +0.0% |
| Total Tax 2026 = estimate |
~$50,661
Estimated
|
~$50,661
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,772,560 | $2,475,500 | -297,060 (-10.7%) |
| Taxable Value | $2,772,560 | $2,475,500 | -297,060 (-10.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,475,500 | $1,390,410 | $1,085,090 | — | $2,475,500 | $2,475,500 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,475,500 | $1,390,410 | $1,085,090 | — | $2,475,500 | $2,475,500 | ~$50,661 | Partial |
| 2024 | $2,137,806 | — | — | −$747,396 | $1,390,410 | $— | $44,185 | Verified |
| 2023 | $2,079,420 | — | — | −$689,010 | $1,390,410 | $— | $38,678 | Verified |
| 2022 | $1,881,380 | — | — | −$490,970 | $1,390,410 | $— | $41,067 | Verified |
| 2021 | $1,930,890 | — | — | −$540,480 | $1,390,410 | $— | $40,952 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +12.0% | +12.0% | ~100% | Not available | Partial |
| 2025 | +8.7% | +8.7% | ~100% | Not available | Partial |
| 2024 | +2.2% | +2.2% | ~100% | 1.9400% | Verified |
| 2023 | +7.1% | +7.1% | ~100% | 1.7400% | Verified |
| 2022 | +10.5% | +10.5% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +31.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +5.3% | +6.4% | +15.8% | 2025 | -2.6% | 2022 |
| Assessment Ratio | 100.0% | 79.6% | — | 100.0% | 2025 | 65.0% | 2024 |
| 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 |
$50,661 | $43,108 | ~$58,229 | $50,661 | 2025 | $38,678 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,634,143 | ~$2,634,143 | ~2.0139% | ~$53,050 | +6.4% |
| 2027 | ~$2,802,952 | ~$2,802,952 | ~1.9814% | ~$55,537 | +13.2% |
| 2028 | ~$2,982,579 | ~$2,982,579 | ~1.9488% | ~$58,126 | +20.5% |
| 2029 | ~$3,173,718 | ~$3,173,718 | ~1.9163% | ~$60,818 | +28.2% |
| 2030 | ~$3,377,106 | ~$3,377,106 | ~1.8837% | ~$63,616 | +36.4% |
| 2026 | ~$2,584,633 | ~$2,584,633 | ~2.0465% | ~$52,894 | +4.4% |
| 2027 | ~$2,698,576 | ~$2,698,576 | ~2.0465% | ~$55,226 | +9.0% |
| 2028 | ~$2,817,543 | ~$2,817,543 | ~2.0465% | ~$57,661 | +13.8% |
| 2029 | ~$2,941,755 | ~$2,941,755 | ~2.0465% | ~$60,203 | +18.8% |
| 2030 | ~$3,071,442 | ~$3,071,442 | ~2.0465% | ~$62,857 | +24.1% |
| 2026 | ~$2,683,653 | ~$2,683,653 | ~1.9977% | ~$53,610 | +8.4% |
| 2027 | ~$2,909,308 | ~$2,909,308 | ~1.9488% | ~$56,698 | +17.5% |
| 2028 | ~$3,153,937 | ~$3,153,937 | ~1.9000% | ~$59,925 | +27.4% |
| 2029 | ~$3,419,136 | ~$3,419,136 | ~1.8512% | ~$63,295 | +38.1% |
| 2030 | ~$3,706,634 | ~$3,706,634 | ~1.8024% | ~$66,807 | +49.7% |
In 2025, this property's market value of $2,475,500 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 5× 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 | $2,475,500 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $2,137,806 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $2,079,420 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $1,881,380 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $1,930,890 | $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.