1603 W 6 ST TX 78703
| Owner | OGDEN STEVEN D |
|---|---|
| Parcel ID | 0109040511 |
| Short ID | 107145 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 2,057 SF |
| Land SF | 9,901 SF |
| Acres | 0.227 |
| Year Built | 1917 |
| Legal | LOT 10 BLK 1 GRAHAM R NILES ADDN |
| Neighborhood | 59CEN |
| Land | $2,475,250 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,475,250 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,840,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,840,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,840,000 |
| Taxable Value | $1,840,000 |
|---|
Appreciation: Market value has risen +34.8% from $1,365,337 (2021) to $1,840,000 (2025), a CAGR of 7.7% over 4 years. This represents moderate, steady growth. Most of this growth came in a single year (2022→2023), 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 $37,655. 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 135% of market value ($2,475,250 land vs $0 improvements), about $250/SF of land. With value concentrated in the land under a ~109-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 $1,840,000, 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 +7.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,671,716 by 2030, with an estimated annual tax burden around $50,328. 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 |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 2,057 SF | ✗ |
| 1/2 | Half Floor | 1,072 SF | ✓ |
| 1ST | 1st Floor | 985 SF | ✓ |
| 011C | PORCH OPEN 1ST COMM | 519 SF | ✗ |
| 251 | BATHROOM | 1 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% | $17,023.68 | $17,023.68 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $9,641.91 | $9,641.91 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $6,915.55 | $6,915.55 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,171.62 | $2,171.62 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,902.56 | $1,902.56 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $37,655.32 | $37,655.32 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,095,940 | $1,840,000 | +13.9% |
| Assessed Value | $2,095,940 | $1,840,000 | +13.9% |
| Land Value | $2,475,250 | $2,475,250 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $2,095,940 | $1,840,000 | +13.9% |
| Total Tax 2026 = estimate |
~$42,893
Estimated
|
~$37,655
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,853,720 | $2,095,940 | -757,780 (-26.6%) |
| Taxable Value | $2,208,000 | $2,095,940 | -112,060 (-5.1%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,095,940 | $2,475,250 | — | — | $2,095,940 | $2,095,940 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,840,000 | $2,475,250 | — | — | $1,840,000 | $1,840,000 | ~$37,655 | Partial |
| 2024 | $1,630,000 | — | — | — | $1,630,001 ! | $— | $32,304 | Verified |
| 2023 | $1,602,900 | — | — | −$117,750 | $1,485,150 | $— | $29,491 | Verified |
| 2022 | $1,305,930 | — | — | — | $1,485,150 ! | $— | $31,656 | Verified |
| 2021 | $1,365,337 | — | — | −$177,217 | $1,188,120 | $— | $28,426 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +55.1% | +20.0% | 77.4% | Not available | Partial |
| 2025 | +12.9% | +12.9% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.9800% | Verified |
| 2023 | +1.7% | +1.7% | ~100% | 1.8100% | Verified |
| 2022 | +22.7% | +22.7% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.0800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +40.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +13.9% | +9.4% | +5.1% | +22.7% | 2023 | -4.4% | 2022 |
| Assessment Ratio | 100.0% | 98.9% | — | 113.7% | 2022 | 87.0% | 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 |
$37,655 | $31,906 | ~$44,989 | $37,655 | 2025 | $28,426 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,982,496 | ~$1,982,496 | ~2.0139% | ~$39,926 | +7.7% |
| 2027 | ~$2,136,027 | ~$2,136,027 | ~1.9814% | ~$42,323 | +16.1% |
| 2028 | ~$2,301,449 | ~$2,301,449 | ~1.9488% | ~$44,852 | +25.1% |
| 2029 | ~$2,479,681 | ~$2,479,681 | ~1.9163% | ~$47,518 | +34.8% |
| 2030 | ~$2,671,716 | ~$2,671,716 | ~1.8837% | ~$50,328 | +45.2% |
| 2026 | ~$1,945,696 | ~$1,945,696 | ~2.0465% | ~$39,818 | +5.7% |
| 2027 | ~$2,057,463 | ~$2,057,463 | ~2.0465% | ~$42,106 | +11.8% |
| 2028 | ~$2,175,651 | ~$2,175,651 | ~2.0465% | ~$44,524 | +18.2% |
| 2029 | ~$2,300,628 | ~$2,300,628 | ~2.0465% | ~$47,082 | +25.0% |
| 2030 | ~$2,432,784 | ~$2,432,784 | ~2.0465% | ~$49,787 | +32.2% |
| 2026 | ~$2,019,296 | ~$2,019,296 | ~1.9977% | ~$40,339 | +9.7% |
| 2027 | ~$2,216,063 | ~$2,216,063 | ~1.9488% | ~$43,188 | +20.4% |
| 2028 | ~$2,432,004 | ~$2,432,004 | ~1.9000% | ~$46,208 | +32.2% |
| 2029 | ~$2,668,987 | ~$2,668,987 | ~1.8512% | ~$49,408 | +45.1% |
| 2030 | ~$2,929,062 | ~$2,929,062 | ~1.8024% | ~$52,793 | +59.2% |
In 2025, this property's market value of $1,840,000 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +30% 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 | $1,840,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,630,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,602,900 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,305,930 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,365,337 | $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.