617 W 6 ST TX 78701
| Owner | KORNFUEHRER DAVID WAYNE & BENJAMIN P & TAYLOR E |
|---|---|
| Parcel ID | 0107001109 |
| Short ID | 105405 |
| Type | Real |
| Use Code | 31 Night Club / Bar |
| Valuation | Income |
| Improvement SF | 1,525 SF |
| Land SF | 3,450 SF |
| Acres | 0.079 |
| Year Built | 2006 |
| Legal | N 50 FT OF LOT 8 BLOCK 050 ORIGINAL CITY |
| Neighborhood | 31CBD |
| Land | $690,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $690,000 |
| Improvement | $182,633 |
|---|---|
| Total Improvement | $182,633 |
| Market | $872,633 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $872,633 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $872,633 |
| Taxable Value | $872,633 |
|---|
Appreciation: Market value has fallen -3.6% from $905,455 (2021) to $872,633 (2025), a CAGR of -0.9% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2021→2022), 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 +24.1%, 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 $17,858. 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 79% of market value ($690,000 land vs $182,633 improvements), about $200/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 $872,633, this parcel sits in the lower-middle (25th–50th percentile) of Commercial property in Travis County — county median $1,417,484 (P25 $649,268 / P75 $3,347,260, n=13,608). 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 -0.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $833,274 by 2030, with an estimated annual tax burden around $15,697. 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.
2 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,525 SF | ✓ |
| 511 | DECK | 980 SF | ✗ |
Market value changed by 82% in 2026, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| 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% | $8,073.60 | $8,073.60 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $4,572.75 | $4,572.75 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,279.75 | $3,279.75 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,029.91 | $1,029.91 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $902.30 | $902.30 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $17,858.31 | $17,858.31 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $872,633 | $872,633 | +0.0% |
| Assessed Value | $872,633 | $872,633 | +0.0% |
| Land Value | $1,552,500 | $690,000 | +125.0% |
| Improvement Value | — | $182,633 | — |
| Taxable Value | $872,633 | $872,633 | +0.0% |
| Total Tax 2026 = estimate |
~$17,858
Estimated
|
~$17,858
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,585,561 | $872,633 | -712,928 (-45.0%) |
| Taxable Value | $1,047,160 | $872,633 | -174,527 (-16.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $872,633 | $1,552,500 | — | — | $872,633 | $872,633 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $872,633 | $690,000 | $182,633 | — | $872,633 | $872,633 | ~$17,858 | Partial |
| 2024 | $845,028 | — | — | −$155,028 | $690,000 | $— | $17,294 | Verified |
| 2023 | $797,757 | — | — | −$289,917 | $507,840 | $— | $15,289 | Verified |
| 2022 | $797,861 | — | — | −$290,021 | $507,840 | $— | $15,755 | Verified |
| 2021 | $905,455 | — | — | −$397,615 | $507,840 | $— | $17,367 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +81.7% ! | +20.0% | 66.0% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | +3.3% | +3.3% | ~100% | 1.9800% | Verified |
| 2023 | +5.9% | +5.9% | ~100% | 1.8100% | Verified |
| 2022 | -0.0% | -0.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 1.9200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +9.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | -0.5% | -0.9% | +5.9% | 2024 | -11.9% | 2022 |
| Assessment Ratio | 100.0% | 77.5% | — | 100.0% | 2025 | 56.1% | 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 |
$17,858 | $16,713 | ~$16,548 | $17,858 | 2025 | $15,289 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$864,615 | ~$864,615 | ~2.0139% | ~$17,413 | -0.9% |
| 2027 | ~$856,671 | ~$856,671 | ~1.9814% | ~$16,974 | -1.8% |
| 2028 | ~$848,800 | ~$848,800 | ~1.9488% | ~$16,542 | -2.7% |
| 2029 | ~$841,001 | ~$841,001 | ~1.9163% | ~$16,116 | -3.6% |
| 2030 | ~$833,274 | ~$833,274 | ~1.8837% | ~$15,697 | -4.5% |
| 2026 | ~$847,162 | ~$847,162 | ~2.0465% | ~$17,337 | -2.9% |
| 2027 | ~$822,435 | ~$822,435 | ~2.0465% | ~$16,831 | -5.8% |
| 2028 | ~$798,430 | ~$798,430 | ~2.0465% | ~$16,340 | -8.5% |
| 2029 | ~$775,125 | ~$775,125 | ~2.0465% | ~$15,863 | -11.2% |
| 2030 | ~$752,501 | ~$752,501 | ~2.0465% | ~$15,400 | -13.8% |
| 2026 | ~$882,068 | ~$882,068 | ~1.9977% | ~$17,621 | +1.1% |
| 2027 | ~$891,605 | ~$891,605 | ~1.9488% | ~$17,376 | +2.2% |
| 2028 | ~$901,244 | ~$901,244 | ~1.9000% | ~$17,124 | +3.3% |
| 2029 | ~$910,989 | ~$910,989 | ~1.8512% | ~$16,864 | +4.4% |
| 2030 | ~$920,838 | ~$920,838 | ~1.8024% | ~$16,597 | +5.5% |
In 2025, this property's market value of $872,633 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -38% below the county median of $1,417,484. 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 | $872,633 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $845,028 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $797,757 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $797,861 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $905,455 | $517,750 | $1,142,600 | $2,780,453 | ↓ Below median | 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.