1611 W 6 ST TX 78703
| Owner | SMS WEST 6TH STREET HOLDINGS LLC |
|---|---|
| Parcel ID | 0109040507 |
| Short ID | 107141 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 4,002 SF |
| Land SF | 8,800 SF |
| Acres | 0.202 |
| Year Built | 1930 |
| Legal | LOT 6 BLK 1 * LESS N 5 FT GRAHAM R NILES ADDN |
| Neighborhood | 59CEN |
| Land | $2,200,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,200,000 |
| Improvement | $268,784 |
|---|---|
| Total Improvement | $268,784 |
| Market | $2,468,784 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,468,784 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,468,784 |
| Taxable Value | $2,468,784 |
|---|
Appreciation: Market value has risen +64.5% from $1,500,980 (2021) to $2,468,784 (2025), a CAGR of 13.2% 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 $50,523. 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 89% of market value ($2,200,000 land vs $268,784 improvements), about $250/SF of land. With value concentrated in the land under a ~96-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 $2,468,784, 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 +13.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $4,598,523 by 2030, with an estimated annual tax burden around $74,898. 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.
11 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 5,400 SF | ✗ |
| 095 | HVAC RESIDENTIAL | 4,002 SF | ✗ |
| 1ST | 1st Floor | 1,977 SF | ✓ |
| 2ND | 2nd Floor | 992 SF | ✓ |
| 1/2 | Half Floor | 825 SF | ✓ |
| 591 | MASONRY TRIM SF | 650 SF | ✗ |
| 512C | DECK UNCOVRED COMM | 312 SF | ✗ |
| 3RD | 3rd Floor | 208 SF | ✓ |
| 612C | TERRACE UNCOVERD COMM | 80 SF | ✗ |
| 501 | CANOPY | 28 SF | ✗ |
| 413 | STAIRWAY EXT | 2 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% | $22,841.19 | $22,841.19 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $12,936.85 | $12,936.85 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $9,278.80 | $9,278.80 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,913.73 | $2,913.73 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,552.72 | $2,552.72 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $50,523.29 | $50,523.29 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,078,924 | $2,468,784 | +24.7% |
| Assessed Value | $2,962,541 | $2,468,784 | +20.0% |
| Land Value | $2,200,000 | $2,200,000 | +0.0% |
| Improvement Value | $878,924 | $268,784 | +227.0% |
| Taxable Value | $2,962,541 | $2,468,784 | +20.0% |
| HS Cap Loss | -$116,383 | — | |
| Total Tax 2026 = estimate |
~$60,628
Estimated
|
~$50,523
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,078,924 | $3,078,924 | +0 (+0.0%) |
| Taxable Value | $2,962,541 | $2,962,541 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,078,924 | $2,200,000 | $878,924 | −$116,383 | $2,962,541 | $2,962,541 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,468,784 | $2,200,000 | $268,784 | — | $2,468,784 | $2,468,784 | ~$50,523 | Partial |
| 2024 | $1,857,338 | — | — | — | $2,200,000 ! | $— | $44,171 | Verified |
| 2023 | $1,909,574 | — | — | −$589,574 | $1,320,000 | $— | $33,604 | Verified |
| 2022 | $1,458,577 | — | — | −$138,577 | $1,320,000 | $— | $37,713 | Verified |
| 2021 | $1,500,980 | — | — | −$444,980 | $1,056,000 | $— | $31,749 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +24.7% | +20.0% | 96.2% | Not available | Partial |
| 2025 | -1.8% | +10.8% | ~100% | Not available | Partial |
| 2024 | +35.4% | +20.0% | 88.6% | 1.7600% | Verified |
| 2023 | -2.7% | -2.7% | ~100% | 1.8100% | Verified |
| 2022 | +20.0% | +20.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +55.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +24.7% | +16.6% | +8.8% | +32.9% | 2025 | -2.8% | 2022 |
| Assessment Ratio | 96.2% | 90.8% | — | 118.4% | 2024 | 69.1% | 2023 |
| 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 |
$50,523 | $39,552 | ~$64,416 | $50,523 | 2025 | $31,749 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,795,826 | ~$2,715,662 | ~2.0139% | ~$54,692 | +13.2% |
| 2027 | ~$3,166,192 | ~$2,987,229 | ~1.9814% | ~$59,189 | +28.2% |
| 2028 | ~$3,585,620 | ~$3,285,952 | ~1.9488% | ~$64,038 | +45.2% |
| 2029 | ~$4,060,610 | ~$3,614,547 | ~1.9163% | ~$69,265 | +64.5% |
| 2030 | ~$4,598,523 | ~$3,976,001 | ~1.8837% | ~$74,898 | +86.3% |
| 2026 | ~$2,746,450 | ~$2,715,662 | ~2.0465% | ~$55,576 | +11.2% |
| 2027 | ~$3,055,346 | ~$2,987,229 | ~2.0465% | ~$61,133 | +23.8% |
| 2028 | ~$3,398,984 | ~$3,285,952 | ~2.0465% | ~$67,247 | +37.7% |
| 2029 | ~$3,781,270 | ~$3,614,547 | ~2.0465% | ~$73,971 | +53.2% |
| 2030 | ~$4,206,553 | ~$3,976,001 | ~2.0465% | ~$81,368 | +70.4% |
| 2026 | ~$2,845,202 | ~$2,715,662 | ~1.9977% | ~$54,250 | +15.2% |
| 2027 | ~$3,279,012 | ~$2,987,229 | ~1.9488% | ~$58,216 | +32.8% |
| 2028 | ~$3,778,966 | ~$3,285,952 | ~1.9000% | ~$62,434 | +53.1% |
| 2029 | ~$4,355,148 | ~$3,614,547 | ~1.8512% | ~$66,912 | +76.4% |
| 2030 | ~$5,019,182 | ~$3,976,001 | ~1.8024% | ~$71,662 | +103.3% |
In 2025, this property's market value of $2,468,784 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +74% 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 | $2,468,784 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,857,338 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,909,574 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,458,577 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,500,980 | $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.