1802 E 6 ST TX 78702
| Owner | SF EAST SIXTH LLC |
|---|---|
| Parcel ID | 0204081016 |
| Short ID | 192029 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 3,526 SF |
| Land SF | 11,520 SF |
| Acres | 0.264 |
| Year Built | 1940 |
| Legal | LOT 37-38 OLT 6 DIV A MORSE & SMITH RESUB |
| Neighborhood | 32CEN |
| Land | $1,728,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,728,000 |
| Improvement | $91,082 |
|---|---|
| Total Improvement | $91,082 |
| Market | $1,819,082 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,819,082 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,819,082 |
| Taxable Value | $1,819,082 |
|---|
Appreciation: Market value has risen +33.9% from $1,358,557 (2021) to $1,819,082 (2025), a CAGR of 7.6% over 4 years. This represents moderate, steady growth. 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 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 $37,227. 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 95% of market value ($1,728,000 land vs $91,082 improvements), about $150/SF of land. With value concentrated in the land under a ~86-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 $1,819,082, 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 +6.1% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $2,448,585 by 2031, with an estimated annual tax burden around $46,125. 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 |
|---|---|---|---|
| 551 | PAVED AREA | 5,400 SF | ✗ |
| 1ST | 1st Floor | 3,526 SF | ✓ |
| 501 | CANOPY | 480 SF | ✗ |
| 611 | TERRACE | 480 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% | $16,830.15 | $16,830.15 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $9,532.30 | $9,532.30 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $6,836.93 | $6,836.93 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,146.94 | $2,146.94 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,880.93 | $1,880.93 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $37,227.25 | $37,227.25 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IAU Austin ISD | 0.9252% | $16,830.15 | 45.2% |
| CAT City of Austin | 0.5240% | $9,532.30 | 25.6% |
| TCO Travis County | 0.3758% | $6,836.93 | 18.4% |
| THD Travis Central Health | 0.1180% | $2,146.94 | 5.8% |
| ACT Austin Community College | 0.1034% | $1,880.93 | 5.1% |
| Total | 2.0465% | $37,227.25 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,823,881 | $1,819,082 | +0.3% |
| Assessed Value | $1,823,881 | $1,819,082 | +0.3% |
| Land Value | $1,728,000 | $1,728,000 | +0.0% |
| Improvement Value | $95,881 | $91,082 | +5.3% |
| Taxable Value | $1,823,881 | $1,819,082 | +0.3% |
| Total Tax 2026 = estimate |
~$37,325
Estimated
|
~$37,227
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $1,823,881 | $1,728,000 | $95,881 | — | $1,823,881 | $1,823,881 | Not yet — post-cert | Preliminary |
| 2025 | $1,819,082 | $1,728,000 | $91,082 | — | $1,819,082 | $1,819,082 | ~$37,227 | Partial |
| 2024 | $1,908,131 | $1,728,000 | $180,131 | — | $1,908,131 | $1,908,131 | $37,816 | Verified |
| 2023 | $1,960,989 | $1,728,000 | $232,989 | — | $1,960,989 | $1,960,989 | $35,479 | Verified |
| 2022 | $1,573,156 | $1,440,000 | $133,156 | — | $1,573,156 | $1,573,156 | $31,069 | Verified |
| 2021 | $1,358,557 | $979,200 | $379,357 | — | $1,358,557 | $1,358,557 | $29,571 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.3% | +0.3% | ~100% | Not available | Partial |
| 2025 | -4.7% | -4.7% | ~100% | Not available | Partial |
| 2024 | -2.7% | -2.7% | ~100% | No billing data | Verified |
| 2023 | +24.7% | +24.7% | ~100% | No billing data | Verified |
| 2022 | +15.8% | +15.8% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +33.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.3% | +6.7% | +6.1% | +24.7% | 2023 | -4.7% | 2025 |
| 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 |
$37,227 | $34,232 | ~$42,479 | $37,816 | 2024 | $29,571 | 2021 |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$1,934,551 | ~$1,934,551 | ~2.0139% | ~$38,961 | +6.1% |
| 2028 | ~$2,051,937 | ~$2,051,937 | ~1.9814% | ~$40,657 | +12.5% |
| 2029 | ~$2,176,445 | ~$2,176,445 | ~1.9488% | ~$42,415 | +19.3% |
| 2030 | ~$2,308,508 | ~$2,308,508 | ~1.9163% | ~$44,238 | +26.6% |
| 2031 | ~$2,448,585 | ~$2,448,585 | ~1.8837% | ~$46,125 | +34.3% |
| 2027 | ~$1,898,074 | ~$1,898,074 | ~2.0465% | ~$38,844 | +4.1% |
| 2028 | ~$1,975,284 | ~$1,975,284 | ~2.0465% | ~$40,424 | +8.3% |
| 2029 | ~$2,055,636 | ~$2,055,636 | ~2.0465% | ~$42,068 | +12.7% |
| 2030 | ~$2,139,256 | ~$2,139,256 | ~2.0465% | ~$43,780 | +17.3% |
| 2031 | ~$2,226,277 | ~$2,226,277 | ~2.0465% | ~$45,560 | +22.1% |
| 2027 | ~$1,971,029 | ~$1,971,029 | ~1.9977% | ~$39,375 | +8.1% |
| 2028 | ~$2,130,048 | ~$2,130,048 | ~1.9488% | ~$41,511 | +16.8% |
| 2029 | ~$2,301,897 | ~$2,301,897 | ~1.9000% | ~$43,736 | +26.2% |
| 2030 | ~$2,487,611 | ~$2,487,611 | ~1.8512% | ~$46,051 | +36.4% |
| 2031 | ~$2,688,307 | ~$2,688,307 | ~1.8024% | ~$48,453 | +47.4% |
In 2025, this property's market value of $1,819,082 places it in the 50th–75th percentile for Commercial properties in Travis County (13595 comparable) — +32% 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 | $1,819,082 | $632,506 | $1,382,921 | $3,258,143 | ↑ Above median | -0.8% |
| 2024 | $1,908,131 | $647,500 | $1,401,787 | $3,362,090 | ↑ Above median | +0.0% |
| 2023 | $1,960,989 | $651,680 | $1,383,015 | $3,277,245 | ↑ Above median | +9.7% |
| 2022 | $1,573,156 | $535,964 | $1,190,250 | $2,842,216 | ↑ Above median | +3.3% |
| 2021 | $1,358,557 | $538,645 | $1,173,514 | $2,782,974 | ↑ Above 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 | — |