1902 E 6 ST TX 78702
| Owner | DAYWOOD JAMES C TRUSTEE |
|---|---|
| Parcel ID | 0203090409 |
| Short ID | 191053 |
| Type | Real |
| Use Code | 31 Night Club / Bar |
| Valuation | Income |
| Improvement SF | 3,000 SF |
| Land SF | 9,400 SF |
| Acres | 0.216 |
| Year Built | 1950 |
| Legal | 50 X 188 FT BLK 2 OLT 7 DIV A H & T C R R ADDN |
| Neighborhood | 31CEN |
| Land | $1,410,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,410,000 |
| Improvement | $25,000 |
|---|---|
| Total Improvement | $25,000 |
| Market | $1,435,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,435,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,435,000 |
| Taxable Value | $1,435,000 |
|---|
Appreciation: Market value has risen +91.9% from $747,648 (2021) to $1,435,000 (2025), a CAGR of 17.7% over 4 years. This is strong appreciation — well above typical inflation. Growth has been fairly evenly spread across these years rather than concentrated in one jump. Over the same span, the median Commercial parcel countywide rose +17.8%, 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 $29,367. 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 ($1,410,000 land vs $25,000 improvements), about $150/SF of land. With value concentrated in the land under a ~76-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 $1,435,000, this parcel sits in the upper-middle (50th–75th percentile) of Commercial property in Travis County — county median $1,382,921 (P25 $632,506 / P75 $3,258,143, n=13,595). 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 +13.9% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $2,754,271 by 2031, with an estimated annual tax burden around $51,883. 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.
4 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 3,000 SF | ✓ |
| 551 | PAVED AREA | 1,500 SF | ✗ |
| 501 | CANOPY | 120 SF | ✗ |
| 611 | TERRACE | 60 SF | ✗ |
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.
| 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% | $13,276.62 | $13,276.62 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $7,519.64 | $7,519.64 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $5,393.38 | $5,393.38 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,693.63 | $1,693.63 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,483.79 | $1,483.79 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $29,367.06 | $29,367.06 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IAU Austin ISD | 0.9252% | $13,276.62 | 45.2% |
| CAT City of Austin | 0.5240% | $7,519.64 | 25.6% |
| TCO Travis County | 0.3758% | $5,393.38 | 18.4% |
| THD Travis Central Health | 0.1180% | $1,693.63 | 5.8% |
| ACT Austin Community College | 0.1034% | $1,483.79 | 5.1% |
| Total | 2.0465% | $29,367.06 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,435,000 | $1,435,000 | +0.0% |
| Assessed Value | $1,435,000 | $1,435,000 | +0.0% |
| Land Value | $1,410,000 | $1,410,000 | +0.0% |
| Improvement Value | $25,000 | $25,000 | +0.0% |
| Taxable Value | $1,435,000 | $1,435,000 | +0.0% |
| Total Tax 2026 = estimate |
~$29,367
Estimated
|
~$29,367
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $1,435,000 | $1,410,000 | $25,000 | — | $1,435,000 | $1,435,000 | Not yet — post-cert | Preliminary |
| 2025 | $1,435,000 | $1,410,000 | $25,000 | — | $1,435,000 | $1,435,000 | ~$29,367 | Partial |
| 2024 | $1,374,453 | $1,410,000 | — | — | $1,374,453 | $1,374,453 | $27,239 | Verified |
| 2023 | $1,350,000 | $1,410,000 | — | — | $1,350,000 | $1,350,000 | $24,425 | Verified |
| 2022 | $1,095,346 | $1,034,000 | $61,346 | — | $1,095,346 | $1,095,346 | $18,268 | Verified |
| 2021 | $747,648 | $705,000 | $42,648 | — | $747,648 | $747,648 | $16,274 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | +4.4% | +4.4% | ~100% | Not available | Partial |
| 2024 | +1.8% | +1.8% | ~100% | No billing data | Verified |
| 2023 | +23.2% | +23.2% | ~100% | No billing data | Verified |
| 2022 | +46.5% | +46.5% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +91.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +15.2% | +13.9% | +46.5% | 2022 | +0.0% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 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 |
$29,367 | $23,115 | ~$41,879 | $29,367 | 2025 | $16,274 | 2021 |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$1,634,869 | ~$1,634,869 | ~2.0139% | ~$32,925 | +13.9% |
| 2028 | ~$1,862,575 | ~$1,862,575 | ~1.9814% | ~$36,905 | +29.8% |
| 2029 | ~$2,121,997 | ~$2,121,997 | ~1.9488% | ~$41,354 | +47.9% |
| 2030 | ~$2,417,551 | ~$2,417,551 | ~1.9163% | ~$46,327 | +68.5% |
| 2031 | ~$2,754,271 | ~$2,754,271 | ~1.8837% | ~$51,883 | +91.9% |
| 2027 | ~$1,606,169 | ~$1,606,169 | ~2.0465% | ~$32,870 | +11.9% |
| 2028 | ~$1,797,754 | ~$1,797,754 | ~2.0465% | ~$36,791 | +25.3% |
| 2029 | ~$2,012,193 | ~$2,012,193 | ~2.0465% | ~$41,179 | +40.2% |
| 2030 | ~$2,252,210 | ~$2,252,210 | ~2.0465% | ~$46,091 | +56.9% |
| 2031 | ~$2,520,856 | ~$2,520,856 | ~2.0465% | ~$51,589 | +75.7% |
| 2027 | ~$1,663,569 | ~$1,663,569 | ~1.9977% | ~$33,232 | +15.9% |
| 2028 | ~$1,928,544 | ~$1,928,544 | ~1.9488% | ~$37,584 | +34.4% |
| 2029 | ~$2,235,725 | ~$2,235,725 | ~1.9000% | ~$42,479 | +55.8% |
| 2030 | ~$2,591,834 | ~$2,591,834 | ~1.8512% | ~$47,980 | +80.6% |
| 2031 | ~$3,004,664 | ~$3,004,664 | ~1.8024% | ~$54,155 | +109.4% |
In 2025, this property's market value of $1,435,000 places it in the 50th–75th percentile for Commercial properties in Travis County (13595 comparable) — +4% above the county median of $1,382,921. 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 | $1,435,000 | $632,506 | $1,382,921 | $3,258,143 | ↑ Above median | -0.8% |
| 2024 | $1,374,453 | $647,500 | $1,401,787 | $3,362,090 | ↓ Below median | +0.0% |
| 2023 | $1,350,000 | $651,680 | $1,383,015 | $3,277,245 | ↓ Below median | +9.7% |
| 2022 | $1,095,346 | $535,964 | $1,190,250 | $2,842,216 | ↓ Below median | +3.3% |
| 2021 | $747,648 | $538,645 | $1,173,514 | $2,782,974 | ↓ Below median | base yr |
| Source | What it provides | Coverage for this parcel | Confidence |
|---|---|---|---|
| TCAD Certified Appraisal Roll ↗ | Market, assessed, and taxable value; land/improvement split; exemptions | 2025 | Certified |
| Texas Comptroller Annual Jurisdiction Roll (AJR) | Prior-year market and taxable value | 2021–2024 | Verified |
| TCAD Preliminary Export ↗ | First-look 2026 appraisal value, subject to change at certification | 2026 (exported June 9, 2026; certifies July 25, 2026) | Preliminary |
| Travis County Rates History ↗ | Adopted tax rate for each of this parcel's taxing entities | 1990–2025 | Verified |
| TaxCurOpenData | Current-year (2025) tax billing, by taxing entity | 2025 | Partial |
| PIR bulk billing export | Prior-year tax billing, Travis County Tax Office | 2021, 2022, 2023, 2024 | Verified |
| Satellite imagery (Esri World Imagery) | Aerial view of the parcel | Located by geocoding this parcel's address — may not resolve for every address | — |