1012 E 6 ST TX 78702
| Owner | VAN AKEN CIRCUS LLC |
|---|---|
| Parcel ID | 0206050805 |
| Short ID | 194772 |
| Type | Real |
| Use Code | 31 Night Club / Bar |
| Valuation | Income |
| Improvement SF | 2,858 SF |
| Land SF | 7,560 SF |
| Acres | 0.174 |
| Year Built | 1953 |
| Legal | LOT 10-11 BLK 2 OLT 2 DIV A TAYLORS SUBD |
| Neighborhood | 31CEN |
| Land | $1,323,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,323,000 |
| Improvement | $36,892 |
|---|---|
| Total Improvement | $36,892 |
| Market | $1,359,892 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,359,892 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,359,892 |
| Taxable Value | $1,359,892 |
|---|
Appreciation: Market value has risen +33.8% from $1,016,533 (2021) to $1,359,892 (2025), a CAGR of 7.5% 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 $27,830. 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 97% of market value ($1,323,000 land vs $36,892 improvements), about $175/SF of land. With value concentrated in the land under a ~73-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 $1,359,892, 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 +6.0% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $1,826,637 by 2031, with an estimated annual tax burden around $34,409. 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.
3 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 2,858 SF | ✓ |
| 501 | CANOPY | 224 SF | ✗ |
| 611 | TERRACE | 224 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% | $12,581.72 | $12,581.72 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $7,126.07 | $7,126.07 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $5,111.09 | $5,111.09 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,604.99 | $1,604.99 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,406.13 | $1,406.13 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $27,830.00 | $27,830.00 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IAU Austin ISD | 0.9252% | $12,581.72 | 45.2% |
| CAT City of Austin | 0.5240% | $7,126.07 | 25.6% |
| TCO Travis County | 0.3758% | $5,111.09 | 18.4% |
| THD Travis Central Health | 0.1180% | $1,604.99 | 5.8% |
| ACT Austin Community College | 0.1034% | $1,406.13 | 5.1% |
| Total | 2.0465% | $27,830.00 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,362,658 | $1,359,892 | +0.2% |
| Assessed Value | $1,362,658 | $1,359,892 | +0.2% |
| Land Value | $1,323,000 | $1,323,000 | +0.0% |
| Improvement Value | $39,658 | $36,892 | +7.5% |
| Taxable Value | $1,362,658 | $1,359,892 | +0.2% |
| Total Tax 2026 = estimate |
~$27,887
Estimated
|
~$27,830
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $1,362,658 | $1,323,000 | $39,658 | — | $1,362,658 | $1,362,658 | Not yet — post-cert | Preliminary |
| 2025 | $1,359,892 | $1,323,000 | $36,892 | — | $1,359,892 | $1,359,892 | ~$27,830 | Partial |
| 2024 | $1,395,805 | $1,323,000 | $72,805 | — | $1,395,805 | $1,395,805 | $27,662 | Verified |
| 2023 | $1,397,320 | $1,323,000 | $74,320 | — | $1,397,320 | $1,397,320 | $25,281 | Verified |
| 2022 | $1,187,575 | $1,134,000 | $53,575 | — | $1,187,575 | $1,187,575 | $23,454 | Verified |
| 2021 | $1,016,533 | $945,000 | $71,533 | — | $1,016,533 | $1,016,533 | $22,127 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.2% | +0.2% | ~100% | Not available | Partial |
| 2025 | -2.6% | -2.6% | ~100% | Not available | Partial |
| 2024 | -0.1% | -0.1% | ~100% | No billing data | Verified |
| 2023 | +17.7% | +17.7% | ~100% | No billing data | Verified |
| 2022 | +16.8% | +16.8% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +33.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.2% | +6.4% | +6.0% | +17.7% | 2023 | -2.6% | 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 |
$27,830 | $25,271 | ~$31,708 | $27,830 | 2025 | $22,127 | 2021 |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$1,444,907 | ~$1,444,907 | ~2.0139% | ~$29,100 | +6.0% |
| 2028 | ~$1,532,121 | ~$1,532,121 | ~1.9814% | ~$30,357 | +12.4% |
| 2029 | ~$1,624,599 | ~$1,624,599 | ~1.9488% | ~$31,661 | +19.2% |
| 2030 | ~$1,722,658 | ~$1,722,658 | ~1.9163% | ~$33,011 | +26.4% |
| 2031 | ~$1,826,637 | ~$1,826,637 | ~1.8837% | ~$34,409 | +34.0% |
| 2027 | ~$1,417,654 | ~$1,417,654 | ~2.0465% | ~$29,012 | +4.0% |
| 2028 | ~$1,474,870 | ~$1,474,870 | ~2.0465% | ~$30,183 | +8.2% |
| 2029 | ~$1,534,394 | ~$1,534,394 | ~2.0465% | ~$31,401 | +12.6% |
| 2030 | ~$1,596,322 | ~$1,596,322 | ~2.0465% | ~$32,668 | +17.1% |
| 2031 | ~$1,660,748 | ~$1,660,748 | ~2.0465% | ~$33,987 | +21.9% |
| 2027 | ~$1,472,160 | ~$1,472,160 | ~1.9977% | ~$29,409 | +8.0% |
| 2028 | ~$1,590,462 | ~$1,590,462 | ~1.9488% | ~$30,996 | +16.7% |
| 2029 | ~$1,718,271 | ~$1,718,271 | ~1.9000% | ~$32,647 | +26.1% |
| 2030 | ~$1,856,350 | ~$1,856,350 | ~1.8512% | ~$34,365 | +36.2% |
| 2031 | ~$2,005,525 | ~$2,005,525 | ~1.8024% | ~$36,147 | +47.2% |
In 2025, this property's market value of $1,359,892 places it in the 25th–50th percentile for Commercial properties in Travis County (13595 comparable) — -2% 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 | $1,359,892 | $632,506 | $1,382,921 | $3,258,143 | ↓ Below median | -0.8% |
| 2024 | $1,395,805 | $647,500 | $1,401,787 | $3,362,090 | ↓ Below median | +0.0% |
| 2023 | $1,397,320 | $651,680 | $1,383,015 | $3,277,245 | ↑ Above median | +9.7% |
| 2022 | $1,187,575 | $535,964 | $1,190,250 | $2,842,216 | ↓ Below median | +3.3% |
| 2021 | $1,016,533 | $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 | — |