1601 W 6 ST TX 78703
| Owner | OGDEN STEVEN D |
|---|---|
| Parcel ID | 0109040512 |
| Short ID | 107146 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 2,408 SF |
| Land SF | 8,528 SF |
| Acres | 0.196 |
| Year Built | 1913 |
| Legal | N131.2 FT LOT 11 BLK 1 GRAHAM R NILES ADDN |
| Neighborhood | 59CEN |
| Land | $2,132,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,132,000 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,705,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,705,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,705,000 |
| Taxable Value | $1,705,000 |
|---|
Appreciation: Market value has risen +32.6% from $1,285,400 (2021) to $1,705,000 (2025), a CAGR of 7.3% 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 $34,893. 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 125% of market value ($2,132,000 land vs $0 improvements), about $250/SF of land. With value concentrated in the land under a ~113-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 $1,705,000, 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 +7.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,427,068 by 2030, with an estimated annual tax burden around $45,720. 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.
9 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 2,408 SF | ✗ |
| 1ST | 1st Floor | 1,264 SF | ✓ |
| 2ND | 2nd Floor | 1,144 SF | ✓ |
| 011C | PORCH OPEN 1ST COMM | 705 SF | ✗ |
| 483 | LIVING QUARTERS | 456 SF | ✓ |
| 012C | PORCH OPEN 2 COMM | 369 SF | ✗ |
| 631C | PORCH CLOS UNFIN COMM | 288 SF | ✓ |
| 251 | BATHROOM | 4 SF | ✓ |
| 413 | STAIRWAY EXT | 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% | $15,774.66 | $15,774.66 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $8,934.49 | $8,934.49 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $6,408.16 | $6,408.16 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,012.29 | $2,012.29 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,762.97 | $1,762.97 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $34,892.57 | $34,892.57 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,922,857 | $1,705,000 | +12.8% |
| Assessed Value | $1,922,857 | $1,705,000 | +12.8% |
| Land Value | $2,132,000 | $2,132,000 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $1,922,857 | $1,705,000 | +12.8% |
| Total Tax 2026 = estimate |
~$39,351
Estimated
|
~$34,893
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,842,430 | $1,922,857 | -919,573 (-32.4%) |
| Taxable Value | $2,046,000 | $1,922,857 | -123,143 (-6.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,922,857 | $2,132,000 | — | — | $1,922,857 | $1,922,857 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,705,000 | $2,132,000 | — | — | $1,705,000 | $1,705,000 | ~$34,893 | Partial |
| 2024 | $1,600,000 | — | — | — | $1,600,001 ! | $— | $31,709 | Verified |
| 2023 | $1,519,900 | — | — | −$240,700 | $1,279,200 | $— | $28,948 | Verified |
| 2022 | $1,264,090 | — | — | — | $1,279,200 ! | $— | $30,017 | Verified |
| 2021 | $1,285,400 | — | — | −$262,040 | $1,023,360 | $— | $27,515 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +66.7% | +20.0% | 72.0% | Not available | Partial |
| 2025 | +6.6% | +6.6% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.9800% | Verified |
| 2023 | +5.3% | +5.3% | ~100% | 1.8100% | Verified |
| 2022 | +20.2% | +20.2% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +34.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +12.8% | +8.6% | +4.9% | +20.2% | 2023 | -1.7% | 2022 |
| Assessment Ratio | 100.0% | 94.2% | — | 101.2% | 2022 | 79.6% | 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 |
$34,893 | $30,616 | ~$41,177 | $34,893 | 2025 | $27,515 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,829,767 | ~$1,829,767 | ~2.0139% | ~$36,850 | +7.3% |
| 2027 | ~$1,963,665 | ~$1,963,665 | ~1.9814% | ~$38,908 | +15.2% |
| 2028 | ~$2,107,361 | ~$2,107,361 | ~1.9488% | ~$41,069 | +23.6% |
| 2029 | ~$2,261,572 | ~$2,261,572 | ~1.9163% | ~$43,338 | +32.6% |
| 2030 | ~$2,427,068 | ~$2,427,068 | ~1.8837% | ~$45,720 | +42.4% |
| 2026 | ~$1,795,667 | ~$1,795,667 | ~2.0465% | ~$36,748 | +5.3% |
| 2027 | ~$1,891,156 | ~$1,891,156 | ~2.0465% | ~$38,702 | +10.9% |
| 2028 | ~$1,991,723 | ~$1,991,723 | ~2.0465% | ~$40,760 | +16.8% |
| 2029 | ~$2,097,638 | ~$2,097,638 | ~2.0465% | ~$42,928 | +23.0% |
| 2030 | ~$2,209,185 | ~$2,209,185 | ~2.0465% | ~$45,211 | +29.6% |
| 2026 | ~$1,863,867 | ~$1,863,867 | ~1.9977% | ~$37,234 | +9.3% |
| 2027 | ~$2,037,538 | ~$2,037,538 | ~1.9488% | ~$39,708 | +19.5% |
| 2028 | ~$2,227,390 | ~$2,227,390 | ~1.9000% | ~$42,321 | +30.6% |
| 2029 | ~$2,434,933 | ~$2,434,933 | ~1.8512% | ~$45,075 | +42.8% |
| 2030 | ~$2,661,814 | ~$2,661,814 | ~1.8024% | ~$47,976 | +56.1% |
In 2025, this property's market value of $1,705,000 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +20% 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 | $1,705,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,600,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,519,900 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,264,090 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,285,400 | $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.