1128 W 6 ST TX 78703
| Owner | CLARKS VILLAGE LP |
|---|---|
| Parcel ID | 0108010626 |
| Short ID | 106554 |
| Type | Real |
| Use Code | 20 Small Store (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 8,274 SF |
| Land SF | 8,269 SF |
| Acres | 0.190 |
| Year Built | 1940 |
| Legal | S 116.47 FT AV LOT 14-15 BLK B OLT 2 DIV Z RAYMOND SUBD |
| Neighborhood | 20CEN |
| Land | $2,067,250 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,067,250 |
| Improvement | $411,797 |
|---|---|
| Total Improvement | $411,797 |
| Market | $2,479,047 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,479,047 |
| Value Limitation Adjustment (−) (homestead cap) | −$679,047 |
| Net Appraised (assessed) | $1,800,000 |
| Taxable Value | $1,800,000 |
|---|
Appreciation: Market value has fallen -3.6% from $2,571,372 (2021) to $2,479,047 (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 $36,837. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Assessment Gap: Assessed value ($1,800,000) is $679,047 below market value, suggesting potential for an upward assessment in future years.
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 83% of market value ($2,067,250 land vs $411,797 improvements), about $250/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 $2,479,047, this parcel sits in the upper-middle (50th–75th 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 $2,368,288 by 2030, with an estimated annual tax burden around $44,612. 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.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 8,274 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 2,420 SF | ✗ |
| 611 | TERRACE | 32 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 18 SF | ✗ |
| 251 | BATHROOM | 3 SF | ✓ |
| 413 | STAIRWAY EXT | 1 SF | ✓ |
Market value changed by 115% in 2022, 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% | $16,653.60 | $16,653.60 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $9,432.31 | $9,432.31 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $6,765.21 | $6,765.21 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,124.41 | $2,124.41 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,861.20 | $1,861.20 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $36,836.73 | $36,836.73 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,524,795 | $2,479,047 | +1.8% |
| Assessed Value | $2,160,000 | $1,800,000 | +20.0% |
| Land Value | $2,067,250 | $2,067,250 | +0.0% |
| Improvement Value | $457,545 | $411,797 | +11.1% |
| Taxable Value | $2,160,000 | $1,800,000 | +20.0% |
| HS Cap Loss | -$364,795 | — | |
| Total Tax 2026 = estimate |
~$44,204
Estimated
|
~$36,837
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,577,382 | $2,524,795 | -52,587 (-2.0%) |
| Taxable Value | $2,160,000 | $2,160,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,524,795 | $2,067,250 | $457,545 | −$364,795 | $2,160,000 | $2,160,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,479,047 | $2,067,250 | $411,797 | −$679,047 | $1,800,000 | $1,800,000 | ~$36,837 | Partial |
| 2024 | $1,250,000 | — | — | — | $2,067,250 ! | $— | $29,727 | Verified |
| 2023 | $2,488,178 | — | — | −$1,247,828 | $1,240,350 | $— | $22,616 | Verified |
| 2022 | $1,157,990 | — | — | — | $1,240,350 ! | $— | $49,140 | Verified |
| 2021 | $2,571,372 | — | — | −$1,537,747 | $1,033,625 | $— | $25,206 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +4.0% | +20.0% | 83.8% | Not available | Partial |
| 2025 | +0.3% | +20.0% | 72.6% | Not available | Partial |
| 2024 | +97.6% ! | +20.0% | 60.7% | 1.2000% | Verified |
| 2023 | -49.8% | -49.8% | ~100% | 1.8100% | Verified |
| 2022 | +114.9% ! | +114.9% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 0.9800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +114.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +1.8% | +22.0% | -1.3% | +114.9% | 2023 | -55.0% | 2022 |
| Assessment Ratio | 85.6% | 86.8% | — | 165.4% | 2024 | 40.2% | 2021 |
| Effective Tax Rate (2025) | 1.4900% | 1.4900% | — | 1.4900% | 2025 | 1.4900% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$36,837 | $32,705 | ~$44,027 | $49,140 | 2022 | $22,616 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,456,488 | ~$1,980,000 | ~2.0139% | ~$39,876 | -0.9% |
| 2027 | ~$2,434,135 | ~$2,178,000 | ~1.9814% | ~$43,155 | -1.8% |
| 2028 | ~$2,411,985 | ~$2,395,800 | ~1.9488% | ~$46,690 | -2.7% |
| 2029 | ~$2,390,037 | ~$2,390,037 | ~1.9163% | ~$45,800 | -3.6% |
| 2030 | ~$2,368,288 | ~$2,368,288 | ~1.8837% | ~$44,612 | -4.5% |
| 2026 | ~$2,406,907 | ~$1,980,000 | ~2.0465% | ~$40,520 | -2.9% |
| 2027 | ~$2,336,867 | ~$2,178,000 | ~2.0465% | ~$44,572 | -5.7% |
| 2028 | ~$2,268,865 | ~$2,268,865 | ~2.0465% | ~$46,432 | -8.5% |
| 2029 | ~$2,202,842 | ~$2,202,842 | ~2.0465% | ~$45,081 | -11.1% |
| 2030 | ~$2,138,740 | ~$2,138,740 | ~2.0465% | ~$43,769 | -13.7% |
| 2026 | ~$2,506,069 | ~$1,980,000 | ~1.9977% | ~$39,554 | +1.1% |
| 2027 | ~$2,533,386 | ~$2,178,000 | ~1.9488% | ~$42,446 | +2.2% |
| 2028 | ~$2,561,001 | ~$2,395,800 | ~1.9000% | ~$45,521 | +3.3% |
| 2029 | ~$2,588,917 | ~$2,588,917 | ~1.8512% | ~$47,926 | +4.4% |
| 2030 | ~$2,617,137 | ~$2,617,137 | ~1.8024% | ~$47,171 | +5.6% |
In 2025, this property's market value of $2,479,047 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +75% above 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 | $2,479,047 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,250,000 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $2,488,178 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,157,990 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $2,571,372 | $517,750 | $1,142,600 | $2,780,453 | ↑ Above 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.