1203 W 6 ST TX 78703
| Owner | ANDREWS JOHN C |
|---|---|
| Parcel ID | 0108031314 |
| Short ID | 106816 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 1,674 SF |
| Land SF | 5,457 SF |
| Acres | 0.125 |
| Year Built | 1910 |
| Legal | W 46 FT OF N 107 FT OF LOT 5 *& E5 FT OF N107 FT OF LOT 6 BLK 1 OLT 1 DIV Z DUVAL SUBD |
| Neighborhood | 32CEN |
| Land | $1,364,250 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,364,250 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $956,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $956,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $956,000 |
| Taxable Value | $956,000 |
|---|
Appreciation: Market value has risen +3.4% from $925,000 (2021) to $956,000 (2025), a CAGR of 0.8% over 4 years. Growth has been relatively flat for this asset class. 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 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 $19,564. 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 143% of market value ($1,364,250 land vs $0 improvements), about $250/SF of land. With value concentrated in the land under a ~116-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 $956,000, 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 +0.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $996,215 by 2030, with an estimated annual tax burden around $18,766. 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.
7 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 1,872 SF | ✗ |
| 1ST | 1st Floor | 1,674 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,674 SF | ✗ |
| 511 | DECK | 376 SF | ✗ |
| 630C | PORCH CLOS FIN COMM | 324 SF | ✓ |
| 273 | COLDSTG VAULT SM | 64 SF | ✓ |
| 522C | FIREPLACE COMM | 1 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% | $8,844.91 | $8,844.91 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $5,009.60 | $5,009.60 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,593.08 | $3,593.08 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,128.30 | $1,128.30 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $988.50 | $988.50 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $19,564.39 | $19,564.39 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $956,000 | $956,000 | +0.0% |
| Assessed Value | $956,000 | $956,000 | +0.0% |
| Land Value | $1,364,250 | $1,364,250 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $956,000 | $956,000 | +0.0% |
| Total Tax 2026 = estimate |
~$19,564
Estimated
|
~$19,564
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,404,244 | $956,000 | -448,244 (-31.9%) |
| Taxable Value | $1,147,200 | $956,000 | -191,200 (-16.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $956,000 | $1,364,250 | — | — | $956,000 | $956,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $956,000 | $1,364,250 | — | — | $956,000 | $956,000 | ~$19,564 | Partial |
| 2024 | $905,745 | — | — | — | $1,022,327 ! | $— | $20,261 | Verified |
| 2023 | $905,745 | — | — | −$87,195 | $818,550 | $— | $16,387 | Verified |
| 2022 | $905,745 | — | — | −$87,195 | $818,550 | $— | $17,888 | Verified |
| 2021 | $925,000 | — | — | −$242,875 | $682,125 | $— | $19,715 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +46.9% | +20.0% | 81.7% | Not available | Partial |
| 2025 | -6.5% | -6.5% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.9800% | Verified |
| 2023 | +3.9% | +3.9% | ~100% | 1.6000% | Verified |
| 2022 | +8.7% | +8.7% | ~100% | 1.8200% | Verified |
| 2021 | base year | — | ~100% | 2.1300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +5.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +0.7% | +0.8% | +5.5% | 2025 | -2.1% | 2022 |
| Assessment Ratio | 100.0% | 94.6% | — | 112.9% | 2024 | 73.7% | 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 |
$19,564 | $18,763 | ~$19,093 | $20,261 | 2024 | $16,387 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$963,911 | ~$963,911 | ~2.0139% | ~$19,413 | +0.8% |
| 2027 | ~$971,887 | ~$971,887 | ~1.9814% | ~$19,257 | +1.7% |
| 2028 | ~$979,930 | ~$979,930 | ~1.9488% | ~$19,097 | +2.5% |
| 2029 | ~$988,039 | ~$988,039 | ~1.9163% | ~$18,934 | +3.4% |
| 2030 | ~$996,215 | ~$996,215 | ~1.8837% | ~$18,766 | +4.2% |
| 2026 | ~$944,791 | ~$944,791 | ~2.0465% | ~$19,335 | -1.2% |
| 2027 | ~$933,713 | ~$933,713 | ~2.0465% | ~$19,108 | -2.3% |
| 2028 | ~$922,766 | ~$922,766 | ~2.0465% | ~$18,884 | -3.5% |
| 2029 | ~$911,946 | ~$911,946 | ~2.0465% | ~$18,663 | -4.6% |
| 2030 | ~$901,254 | ~$901,254 | ~2.0465% | ~$18,444 | -5.7% |
| 2026 | ~$983,031 | ~$983,031 | ~1.9977% | ~$19,638 | +2.8% |
| 2027 | ~$1,010,826 | ~$1,010,826 | ~1.9488% | ~$19,699 | +5.7% |
| 2028 | ~$1,039,407 | ~$1,039,407 | ~1.9000% | ~$19,749 | +8.7% |
| 2029 | ~$1,068,797 | ~$1,068,797 | ~1.8512% | ~$19,786 | +11.8% |
| 2030 | ~$1,099,017 | ~$1,099,017 | ~1.8024% | ~$19,808 | +15.0% |
In 2025, this property's market value of $956,000 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -33% 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 | $956,000 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $905,745 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $905,745 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $905,745 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $925,000 | $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.