408 E 6 ST TX 78701
| Owner | SRPF B/PECAN STREET LP |
|---|---|
| Parcel ID | 0206040214 |
| Short ID | 194540 |
| Type | Real |
| Use Code | 31 Night Club / Bar |
| Valuation | Income |
| Improvement SF | 4,260 SF |
| Land SF | 2,551 SF |
| Acres | 0.059 |
| Year Built | 2006 |
| Legal | .0586 AC OF LOT 2 BLOCK 066 ORIGINAL CITY |
| Neighborhood | 31CBD |
| Land | $1,020,400 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,020,400 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $964,520 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $964,520 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $964,520 |
| Taxable Value | $964,520 |
|---|
Appreciation: Market value has fallen -32.4% from $1,426,304 (2021) to $964,520 (2025), a CAGR of -9.3% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2023→2024), 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 lagged 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 $19,739. Austin ISD is the largest single contributor, at 43.2% 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 106% of market value ($1,020,400 land vs $0 improvements), about $400/SF of land. With value concentrated in the land, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $964,520, this parcel sits in the lower-middle (25th–50th 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 -4.6% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $888,544 by 2031, with an estimated annual tax burden around $16,738. 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 |
|---|---|---|---|
| 491 | SPRINKLER HEADS | 4,260 SF | ✗ |
| 511 | DECK | 2,540 SF | ✗ |
| 1ST | 1st Floor | 2,420 SF | ✓ |
| 2ND | 2nd Floor | 1,840 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% | $8,923.74 | $8,923.74 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $5,054.25 | $5,054.25 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,625.10 | $3,625.10 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,138.36 | $1,138.36 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $997.31 | $997.31 | Paid |
| P3J | — | — | — | — | — | — | $500.00 | $500.00 | Paid |
| P2U | — | — | — | — | — | — | $429.68 | $429.68 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $20,668.44 | $20,668.44 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IAU Austin ISD | 0.9252% | $8,923.74 | 43.2% |
| CAT City of Austin | 0.5240% | $5,054.25 | 24.5% |
| TCO Travis County | 0.3758% | $3,625.10 | 17.5% |
| THD Travis Central Health | 0.1180% | $1,138.36 | 5.5% |
| ACT Austin Community College | 0.1034% | $997.31 | 4.8% |
| P3J | — | $500.00 | 2.4% |
| P2U | — | $429.68 | 2.1% |
| Total | 2.0465% 5 of 7 | $20,668.44 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,125,759 | $964,520 | +16.7% |
| Assessed Value | $1,125,759 | $964,520 | +16.7% |
| Land Value | $1,020,400 | $1,020,400 | +0.0% |
| Improvement Value | $105,359 | — | — |
| Taxable Value | $1,125,759 | $964,520 | +16.7% |
| Total Tax 2026 = estimate |
~$23,038
Estimated
|
~$20,668
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $1,125,759 | $1,020,400 | $105,359 | — | $1,125,759 | $1,125,759 | Not yet — post-cert | Preliminary |
| 2025 | $964,520 | $1,020,400 | — | — | $964,520 | $964,520 | ~$20,668 | Partial |
| 2024 | $864,584 | $1,020,400 | — | — | $864,584 | $864,584 | $17,972 | Verified |
| 2023 | $1,509,739 | $1,020,400 | $489,339 | — | $1,509,739 | $1,509,739 | $28,749 | Verified |
| 2022 | $1,372,262 | $1,020,400 | $351,862 | — | $1,372,262 | $1,372,262 | $28,473 | Verified |
| 2021 | $1,426,304 | $1,020,400 | $405,904 | — | $1,426,304 | $1,426,304 | $32,472 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +16.7% | +16.7% | ~100% | Not available | Partial |
| 2025 | +11.6% | +11.6% | ~100% | Not available | Partial |
| 2024 | -42.7% | -42.7% | ~100% | No billing data | Verified |
| 2023 | +10.0% | +10.0% | ~100% | No billing data | Verified |
| 2022 | -3.8% | -3.8% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): -32.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +16.7% | -1.6% | -4.6% | +16.7% | 2026 | -42.7% | 2024 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 2.1400% | 2.1400% | — | 2.1400% | 2025 | 2.1400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$20,668 | $25,667 | ~$19,108 | $32,472 | 2021 | $17,972 | 2024 |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$1,073,723 | ~$1,073,723 | ~2.0139% | ~$21,624 | -4.6% |
| 2028 | ~$1,024,091 | ~$1,024,091 | ~1.9814% | ~$20,291 | -9.0% |
| 2029 | ~$976,755 | ~$976,755 | ~1.9488% | ~$19,035 | -13.2% |
| 2030 | ~$931,606 | ~$931,606 | ~1.9163% | ~$17,852 | -17.2% |
| 2031 | ~$888,544 | ~$888,544 | ~1.8837% | ~$16,738 | -21.1% |
| 2027 | ~$1,069,471 | ~$1,069,471 | ~2.0465% | ~$21,887 | -5.0% |
| 2028 | ~$1,015,997 | ~$1,015,997 | ~2.0465% | ~$20,792 | -9.8% |
| 2029 | ~$965,198 | ~$965,198 | ~2.0465% | ~$19,753 | -14.3% |
| 2030 | ~$916,938 | ~$916,938 | ~2.0465% | ~$18,765 | -18.5% |
| 2031 | ~$871,091 | ~$871,091 | ~2.0465% | ~$17,827 | -22.6% |
| 2027 | ~$1,096,238 | ~$1,096,238 | ~1.9977% | ~$21,899 | -2.6% |
| 2028 | ~$1,067,491 | ~$1,067,491 | ~1.9488% | ~$20,804 | -5.2% |
| 2029 | ~$1,039,497 | ~$1,039,497 | ~1.9000% | ~$19,751 | -7.7% |
| 2030 | ~$1,012,238 | ~$1,012,238 | ~1.8512% | ~$18,738 | -10.1% |
| 2031 | ~$985,694 | ~$985,694 | ~1.8024% | ~$17,766 | -12.4% |
In 2025, this property's market value of $964,520 places it in the 25th–50th percentile for Commercial properties in Travis County (13595 comparable) — -30% below 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 | $964,520 | $632,506 | $1,382,921 | $3,258,143 | ↓ Below median | -0.8% |
| 2024 | $864,584 | $647,500 | $1,401,787 | $3,362,090 | ↓ Below median | +0.0% |
| 2023 | $1,509,739 | $651,680 | $1,383,015 | $3,277,245 | ↑ Above median | +9.7% |
| 2022 | $1,372,262 | $535,964 | $1,190,250 | $2,842,216 | ↑ Above median | +3.3% |
| 2021 | $1,426,304 | $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 | — |