1704 NELMS DR TX 78744
| Owner | CNC AUSTIN LIGHTS LP |
|---|---|
| Parcel ID | 0422060203 |
| Short ID | 336629 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | 287,740 SF |
| Land SF | 647,689 SF |
| Acres | 14.869 |
| Year Built | 1996 |
| Legal | LOT 3A&3B BLK B CHANNING'S BLUFF |
| Neighborhood | 08SE1 |
| Land | $1,943,067 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,943,067 |
| Improvement | $48,194,833 |
|---|---|
| Total Improvement | $48,194,833 |
| Market | $50,137,900 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $50,137,900 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $50,137,900 |
| Taxable Value | $50,137,900 |
|---|
Appreciation: Market value has risen +36.1% from $36,850,000 (2021) to $50,137,900 (2025), a CAGR of 8.0% 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 $1,026,065. 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 4% of market value ($1,943,067 land vs $48,194,833 improvements), about $3/SF of land. Most value sits in the improvements, so building condition, age (~30 yrs), and rent roll drive the underwriting.
Submarket Position: At $50,137,900, 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 +8.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $73,676,154 by 2030, with an estimated annual tax burden around $1,387,869. 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.
26 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| SO | Sketch Only | 365,107 SF | ✗ |
| 491 | SPRINKLER HEADS | 287,740 SF | ✗ |
| 551 | PAVED AREA | 125,000 SF | ✗ |
| 591 | MASONRY TRIM SF | 122,000 SF | ✗ |
| 1ST | 1st Floor | 101,065 SF | ✓ |
| 2ND | 2nd Floor | 97,063 SF | ✓ |
| 3RD | 3rd Floor | 89,612 SF | ✓ |
| 011C | PORCH OPEN 1ST COMM | 31,003 SF | ✗ |
| 012C | PORCH OPEN 2 COMM | 30,735 SF | ✗ |
| 013C | PORCH OPEN 3 COMM | 30,735 SF | ✗ |
| 581C | STORAGE ATT COMM | 9,798 SF | ✓ |
| 611 | TERRACE | 4,191 SF | ✗ |
| 051C | CARPORT DET 1ST COMM | 1,944 SF | ✗ |
| 601 | POOL COMM'L | 1,437 SF | ✗ |
| 571C | STORAGE DET COMM | 540 SF | ✓ |
| 511 | DECK | 396 SF | ✗ |
| MISC | Miscellaneous | 17 SF | ✓ |
| 132 | PLBG 5-FIXT AVG | 1 SF | ✓ |
| 142 | BATHTUB AVG | 1 SF | ✓ |
| 152 | COMMODE AVG | 1 SF | ✓ |
| 162 | LAVATORY AVG | 1 SF | ✓ |
| 192 | WATER HTR AVG | 1 SF | ✓ |
| 212 | URINAL AVG | 1 SF | ✓ |
| 222 | FOUNTAIN WTR AVG | 1 SF | ✓ |
| 521 | FIREPLACE | 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% | $463,875.85 | $463,875.85 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $262,731.12 | $262,731.12 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $188,440.79 | $188,440.79 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $59,174.25 | $59,174.25 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $51,842.59 | $51,842.59 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $1,026,064.60 | $1,026,064.60 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $50,137,900 | $50,137,900 | +0.0% |
| Assessed Value | $50,137,900 | $50,137,900 | +0.0% |
| Land Value | $1,943,067 | $1,943,067 | +0.0% |
| Improvement Value | $48,194,833 | $48,194,833 | +0.0% |
| Taxable Value | $50,137,900 | $50,137,900 | +0.0% |
| Total Tax 2026 = estimate |
~$1,026,065
Estimated
|
~$1,026,065
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $51,692,977 | $50,137,900 | -1,555,077 (-3.0%) |
| Taxable Value | $51,692,977 | $50,137,900 | -1,555,077 (-3.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $50,137,900 | $1,943,067 | $48,194,833 | — | $50,137,900 | $50,137,900 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $50,137,900 | $1,943,067 | $48,194,833 | — | $50,137,900 | $50,137,900 | ~$1,026,065 | Partial |
| 2024 | $49,160,000 | — | — | −$47,216,933 | $1,943,067 | $— | $1,040,452 | Verified |
| 2023 | $42,000,000 | — | — | −$40,056,933 | $1,943,067 | $— | $889,426 | Verified |
| 2022 | $38,140,000 | — | — | −$36,196,933 | $1,943,067 | $— | $829,468 | Verified |
| 2021 | $36,850,000 | — | — | −$34,906,933 | $1,943,067 | $— | $830,185 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +3.1% | +3.1% | ~100% | Not available | Partial |
| 2025 | -5.2% | -5.2% | ~100% | Not available | Partial |
| 2024 | +4.9% | +4.9% | ~100% | 1.9700% | Verified |
| 2023 | +20.1% | +20.1% | ~100% | 1.7600% | Verified |
| 2022 | +10.1% | +10.1% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.2500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +31.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +6.5% | +8.0% | +17.0% | 2024 | +0.0% | 2026 |
| Assessment Ratio | 100.0% | 36.5% | — | 100.0% | 2025 | 4.0% | 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 |
$1,026,065 | $923,119 | ~$1,235,076 | $1,040,452 | 2024 | $829,468 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$54,149,980 | ~$54,149,980 | ~2.0139% | ~$1,090,546 | +8.0% |
| 2027 | ~$58,483,111 | ~$58,483,111 | ~1.9814% | ~$1,158,777 | +16.6% |
| 2028 | ~$63,162,982 | ~$63,162,982 | ~1.9488% | ~$1,230,945 | +26.0% |
| 2029 | ~$68,217,341 | ~$68,217,341 | ~1.9163% | ~$1,307,243 | +36.1% |
| 2030 | ~$73,676,154 | ~$73,676,154 | ~1.8837% | ~$1,387,869 | +46.9% |
| 2026 | ~$53,147,222 | ~$53,147,222 | ~2.0465% | ~$1,087,650 | +6.0% |
| 2027 | ~$56,337,167 | ~$56,337,167 | ~2.0465% | ~$1,152,932 | +12.4% |
| 2028 | ~$59,718,574 | ~$59,718,574 | ~2.0465% | ~$1,222,132 | +19.1% |
| 2029 | ~$63,302,937 | ~$63,302,937 | ~2.0465% | ~$1,295,485 | +26.3% |
| 2030 | ~$67,102,437 | ~$67,102,437 | ~2.0465% | ~$1,373,241 | +33.8% |
| 2026 | ~$55,152,738 | ~$55,151,690 | ~1.9977% | ~$1,101,744 | +10.0% |
| 2027 | ~$60,669,165 | ~$60,666,859 | ~1.9488% | ~$1,182,300 | +21.0% |
| 2028 | ~$66,737,350 | ~$66,733,545 | ~1.9000% | ~$1,267,949 | +33.1% |
| 2029 | ~$73,412,480 | ~$73,406,899 | ~1.8512% | ~$1,358,904 | +46.4% |
| 2030 | ~$80,755,263 | ~$80,747,589 | ~1.8024% | ~$1,455,371 | +61.1% |
In 2025, this property's market value of $50,137,900 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 96× 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 | $50,137,900 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $49,160,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $42,000,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $38,140,000 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $36,850,000 | $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.