1400 W 6 ST TX 78703
| Owner | MMM&L INVESTMENT GROUP LLC |
|---|---|
| Parcel ID | 0108031164 |
| Short ID | 106792 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 940 SF |
| Land SF | 6,185 SF |
| Acres | 0.142 |
| Year Built | 1922 |
| Legal | 0.1420AC OF LOT 1&2 OLT 3 DIV Z SMOOT SUBD |
| Neighborhood | 59CEN |
| Land | $1,546,250 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,546,250 |
| Improvement | $95,822 |
|---|---|
| Total Improvement | $95,822 |
| Market | $1,642,072 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,642,072 |
| Value Limitation Adjustment (−) (homestead cap) | −$30,522 |
| Net Appraised (assessed) | $1,611,550 |
| Taxable Value | $1,611,550 |
|---|
Appreciation: Market value has risen +73.1% from $948,499 (2021) to $1,642,072 (2025), a CAGR of 14.7% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2024→2025), 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 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 $32,980. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Assessment Gap: Assessed value ($1,611,550) is $30,522 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 94% of market value ($1,546,250 land vs $95,822 improvements), about $250/SF of land. With value concentrated in the land under a ~104-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 $1,642,072, 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 +14.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,260,891 by 2030, with an estimated annual tax burden around $48,891. 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.
5 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 940 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 940 SF | ✗ |
| 541 | FENCE COMM LF | 200 SF | ✗ |
| 501 | CANOPY | 21 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 18 SF | ✗ |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| 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% | $14,910.06 | $14,910.06 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $8,444.80 | $8,444.80 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $6,056.93 | $6,056.93 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,902.00 | $1,902.00 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,666.34 | $1,666.34 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $32,980.13 | $32,980.13 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,796,812 | $1,642,072 | +9.4% |
| Assessed Value | $1,796,812 | $1,611,550 | +11.5% |
| Land Value | $1,546,250 | $1,546,250 | +0.0% |
| Improvement Value | $250,562 | $95,822 | +161.5% |
| Taxable Value | $1,796,812 | $1,611,550 | +11.5% |
| Total Tax 2026 = estimate |
~$36,771
Estimated
|
~$32,980
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,859,588 | $1,796,812 | -62,776 (-3.4%) |
| Taxable Value | $1,859,588 | $1,796,812 | -62,776 (-3.4%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,796,812 | $1,546,250 | $250,562 | — | $1,796,812 | $1,796,812 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,642,072 | $1,546,250 | $95,822 | −$30,522 | $1,611,550 | $1,611,550 | ~$32,980 | Partial |
| 2024 | $1,119,132 | — | — | — | $1,546,250 ! | $— | $26,615 | Verified |
| 2023 | $1,100,000 | — | — | −$172,250 | $927,750 | $— | $20,248 | Verified |
| 2022 | $957,887 | — | — | −$30,137 | $927,750 | $— | $21,724 | Verified |
| 2021 | $948,499 | — | — | −$175,374 | $773,125 | $— | $20,850 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +13.2% | +15.4% | ~100% | Not available | Partial |
| 2025 | -1.0% | +20.0% | 98.1% | Not available | Partial |
| 2024 | +48.2% | +20.0% | 81.0% | 1.6100% | Verified |
| 2023 | +1.7% | +1.7% | ~100% | 1.8100% | Verified |
| 2022 | +14.8% | +14.8% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.2000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +71.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +9.4% | +14.7% | +12.7% | +46.7% | 2025 | +1.0% | 2022 |
| Assessment Ratio | 100.0% | 99.8% | — | 138.2% | 2024 | 81.5% | 2021 |
| Effective Tax Rate (2025) | 2.0100% | 2.0100% | — | 2.0100% | 2025 | 2.0100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$32,980 | $24,483 | ~$42,049 | $32,980 | 2025 | $20,248 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,883,567 | ~$1,772,705 | ~2.0139% | ~$35,701 | +14.7% |
| 2027 | ~$2,160,578 | ~$1,949,976 | ~1.9814% | ~$38,637 | +31.6% |
| 2028 | ~$2,478,327 | ~$2,144,973 | ~1.9488% | ~$41,802 | +50.9% |
| 2029 | ~$2,842,808 | ~$2,359,470 | ~1.9163% | ~$45,214 | +73.1% |
| 2030 | ~$3,260,891 | ~$2,595,417 | ~1.8837% | ~$48,891 | +98.6% |
| 2026 | ~$1,850,725 | ~$1,772,705 | ~2.0465% | ~$36,278 | +12.7% |
| 2027 | ~$2,085,892 | ~$1,949,976 | ~2.0465% | ~$39,906 | +27.0% |
| 2028 | ~$2,350,940 | ~$2,144,973 | ~2.0465% | ~$43,897 | +43.2% |
| 2029 | ~$2,649,667 | ~$2,359,470 | ~2.0465% | ~$48,286 | +61.4% |
| 2030 | ~$2,986,353 | ~$2,595,417 | ~2.0465% | ~$53,115 | +81.9% |
| 2026 | ~$1,916,408 | ~$1,772,705 | ~1.9977% | ~$35,413 | +16.7% |
| 2027 | ~$2,236,577 | ~$1,949,976 | ~1.9488% | ~$38,002 | +36.2% |
| 2028 | ~$2,610,236 | ~$2,144,973 | ~1.9000% | ~$40,755 | +59.0% |
| 2029 | ~$3,046,320 | ~$2,359,470 | ~1.8512% | ~$43,678 | +85.5% |
| 2030 | ~$3,555,260 | ~$2,595,417 | ~1.8024% | ~$46,779 | +116.5% |
In 2025, this property's market value of $1,642,072 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +16% 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 | $1,642,072 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,119,132 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $1,100,000 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $957,887 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $948,499 | $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.