6115 NUCKOLS CROSSING RD AUSTIN, TX 78744
| Owner | GROSSMAN KARL E & ANN W |
|---|---|
| Parcel ID | 0324010407 |
| Short ID | 296119 |
| Type | Real |
| Use Code | 14 Mobile Home — Double (Real) |
| Valuation | Cost |
| Improvement SF | 1,536 SF |
| Land SF | 148,540 SF |
| Acres | 3.410 |
| Year Built | 1985 |
| Legal | ABS 24 DELVALLE S ACR 3.41 |
| Neighborhood | H1314MH |
| Land | $391,740 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $391,740 |
| Improvement | $21,263 |
|---|---|
| Total Improvement | $21,263 |
| Market | $413,003 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $413,003 |
| Value Limitation Adjustment (−) (homestead cap) | −$318,688 |
| Net Appraised (assessed) | $94,315 |
| Exemptions on file | HS,OV65 |
|---|---|
| Taxable Value | $94,315 |
Appreciation: Market value has risen +116.9% from $190,442 (2021) to $413,003 (2025), a CAGR of 21.4% 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 Residential parcel countywide rose +45.8%, so this parcel has outpaced the broader residential market over the same period.
Homestead Cap History: Cap activity also recorded in AJR data as recently as 2024 ($18,273, ~4.4% of market), consistent with the active cap shown above. Historical data from AJR 2021–2024 (Partial confidence). Current status confirmed by 2025 TCAD Certified Export.
Asset Class: Single-family residential. Buyer should verify which exemptions carry and which reset at sale. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 95% of market value ($391,740 land vs $21,263 improvements), about $3/SF of land. With value concentrated in the land under a ~41-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 $413,003, this parcel sits in the lower-middle (25th–50th percentile) of Residential property in Travis County — county median $479,535 (P25 $358,633 / P75 $737,055, n=318,609). Residential here is the broad TCAD category — every residential 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 +21.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,086,904 by 2030, with an estimated annual tax burden around $0. 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.
2 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,536 SF | ✓ |
| 121 | WATER/SEWER INF | 2 SF | ✓ |
Market value changed by 98% in 2022, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
This parcel carries a real, materially-sized homestead cap per 2025 Certified data — assessed value is meaningfully below market value. A buyer loses this benefit at purchase and the assessed value resets to full market, increasing the annual tax bill. Factor this into acquisition underwriting. Cap activity consistent with AJR records back to 2024.
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $410,013 | $413,003 | -0.7% |
| Assessed Value | $103,747 | $94,315 | +10.0% |
| Land Value | $391,740 | $391,740 | +0.0% |
| Improvement Value | $18,273 | $21,263 | -14.1% |
| Taxable Value | — | — | — |
| Exemptions | HS,OV65 | HS,OV65 | |
| HS Cap Loss | -$306,266 | -$18,273 (2024) | |
| Total Tax | Pending certification | — | |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $410,013 | $410,013 | +0 (+0.0%) |
| Taxable Value | — | — | — |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $410,013 | $391,740 | $18,273 | −$306,266 | $103,747 | $— | Not yet — post-cert | Certified — no billing yet |
| 2025 | $413,003 | $391,740 | $21,263 | −$318,688 | $94,315 | $— | not in county billing file ⓘ | Partial |
| 2024 | $375,355 | — | — | −$15,355 | $360,000 | $— | not in county billing file ⓘ | Partial |
| 2023 | $375,355 | — | — | −$15,355 | $360,000 | $— | not in county billing file ⓘ | Partial |
| 2022 | $189,949 | — | — | — | $360,000 ! | $— | not in county billing file ⓘ | Partial |
| 2021 | $190,442 | — | — | −$10,442 | $180,000 | $— | not in county billing file ⓘ | Partial |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -0.7% | +10.0% | 25.3% | Not available | Partial |
| 2025 | +9.2% | +10.0% | 22.8% | Not available | Partial |
| 2024 | +0.8% | +10.0% | 22.7% | No billing data | Verified |
| 2023 | +0.0% | +10.0% | 20.8% | No billing data | Verified |
| 2022 | +97.6% ! | +10.0% | 18.9% | No billing data | Verified |
| 2021 | base year | — | 33.9% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +117.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -0.7% | +21.3% | +21.5% | +97.6% | 2023 | -0.7% | 2026 |
| Assessment Ratio | 25.3% | 87.3% | — | 189.5% | 2022 | 22.8% | 2025 |
|
Effective Tax Rate (2025)
⚑ Billing data available for 2025 only |
— | — | — | — | — | — | — |
|
Tax Amount
⚑ Billing data available for 2025 only |
— | — | — | — | — | — | — |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$501,188 | ~$103,747 | ~0.0000% | ~$0 | +21.4% |
| 2027 | ~$608,203 | ~$114,121 | ~0.0000% | ~$0 | +47.3% |
| 2028 | ~$738,067 | ~$125,533 | ~0.0000% | ~$0 | +78.7% |
| 2029 | ~$895,661 | ~$138,087 | ~0.0000% | ~$0 | +116.9% |
| 2030 | ~$1,086,904 | ~$151,895 | ~0.0000% | ~$0 | +163.2% |
| 2026 | ~$492,928 | ~$103,747 | ~0.0000% | ~$0 | +19.4% |
| 2027 | ~$588,321 | ~$114,121 | ~0.0000% | ~$0 | +42.4% |
| 2028 | ~$702,173 | ~$125,533 | ~0.0000% | ~$0 | +70.0% |
| 2029 | ~$838,059 | ~$138,087 | ~0.0000% | ~$0 | +102.9% |
| 2030 | ~$1,000,242 | ~$151,895 | ~0.0000% | ~$0 | +142.2% |
| 2026 | ~$509,448 | ~$103,747 | ~0.0000% | ~$0 | +23.4% |
| 2027 | ~$628,416 | ~$114,121 | ~0.0000% | ~$0 | +52.2% |
| 2028 | ~$775,164 | ~$125,533 | ~0.0000% | ~$0 | +87.7% |
| 2029 | ~$956,182 | ~$138,087 | ~0.0000% | ~$0 | +131.5% |
| 2030 | ~$1,179,472 | ~$151,895 | ~0.0000% | ~$0 | +185.6% |
In 2025, this property's market value of $413,003 places it in the 25th–50th percentile for Residential properties in Travis County (318609 comparable) — -14% below the county median of $479,535. Residential here is the broad TCAD category — every residential 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 | $413,003 | $358,633 | $479,535 | $737,055 | ↓ Below median | -6.4% |
| 2024 | $375,355 | $384,868 | $512,735 | $786,167 | ↓ Bottom 25% | -8.7% |
| 2023 | $375,355 | $424,496 | $565,716 | $845,447 | ↓ Bottom 25% | -2.1% |
| 2022 | $189,949 | $435,080 | $581,770 | $864,060 | ↓ Bottom 25% | +53.2% |
| 2021 | $190,442 | $239,232 | $328,865 | $488,922 | ↓ Bottom 25% | base yr |