1804 W 6 ST TX 78703
| Owner | VAIREA PROPERTIES LTD |
|---|---|
| Parcel ID | 0110050934 |
| Short ID | 109340 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 3,070 SF |
| Land SF | 9,316 SF |
| Acres | 0.214 |
| Year Built | 1922 |
| Legal | LOT 6 LESS N TRI WEST END HEIGHTS PLUS 21 X 150.89 FT APPROX ABS 697 SUR 7 SPEAR G W |
| Neighborhood | Z3005 |
| Land | $655,766 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $655,766 |
| Improvement | $328,297 |
|---|---|
| Total Improvement | $328,297 |
| Market | $984,063 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $984,063 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $984,063 |
| Taxable Value | $984,063 |
|---|
Appreciation: Market value has risen +39.6% from $705,000 (2021) to $984,063 (2025), a CAGR of 8.7% over 4 years. This is strong appreciation — well above typical inflation. 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 Multi-Family parcel countywide rose +37.9%, so this parcel has outpaced the broader multi-family 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 $20,139. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Asset Class: Multi-family residential. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 67% of market value ($655,766 land vs $328,297 improvements), about $70/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $984,063, this parcel sits in the top quartile (≥75th percentile) of Multi-Family property in Travis County — county median $519,778 (P25 $438,669 / P75 $749,859, n=12,584). Multi-Family here is the broad TCAD category — every multi-family 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 +8.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,493,018 by 2030, with an estimated annual tax burden around $28,125. 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 |
|---|---|---|---|
| 1ST | 1st Floor | 1,535 SF | ✓ |
| 2ND | 2nd Floor | 1,535 SF | ✓ |
| 061 | CARPORT ATT 1ST | 360 SF | ✗ |
| 011 | PORCH OPEN 1ST F | 334 SF | ✗ |
| 630 | PORCH CLOS FIN | 229 SF | ✓ |
| 251 | BATHROOM | 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% | $9,104.55 | $9,104.55 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $5,156.66 | $5,156.66 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,698.55 | $3,698.55 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,161.42 | $1,161.42 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,017.52 | $1,017.52 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $20,138.70 | $20,138.70 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $633,629 | $984,063 | -35.6% |
| Assessed Value | $633,629 | $984,063 | -35.6% |
| Land Value | $612,048 | $655,766 | -6.7% |
| Improvement Value | $21,581 | $328,297 | -93.4% |
| Taxable Value | $633,629 | $984,063 | -35.6% |
| Total Tax 2026 = estimate |
~$12,967
Estimated
|
~$20,139
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $799,814 | $633,629 | -166,185 (-20.8%) |
| Taxable Value | $799,814 | $633,629 | -166,185 (-20.8%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $633,629 | $612,048 | $21,581 | — | $633,629 | $633,629 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $984,063 | $655,766 | $328,297 | — | $984,063 | $984,063 | ~$20,139 | Partial |
| 2024 | $1,075,000 | — | — | −$428,125 | $646,875 | $— | $19,502 | Verified |
| 2023 | $1,158,383 | — | — | −$511,508 | $646,875 | $— | $19,449 | Verified |
| 2022 | $800,000 | — | — | −$66,875 | $733,125 | $— | $22,877 | Verified |
| 2021 | $705,000 | — | — | −$216,250 | $488,750 | $— | $17,413 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -18.7% | -18.7% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | -8.5% | -8.5% | ~100% | 1.9800% | Verified |
| 2023 | -7.2% | -7.2% | ~100% | 1.8100% | Verified |
| 2022 | +44.8% | +44.8% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.4700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +23.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -35.6% | +1.4% | +20.7% | +44.8% | 2023 | -35.6% | 2026 |
| Assessment Ratio | 100.0% | 79.5% | — | 100.0% | 2025 | 55.8% | 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 |
$20,139 | $19,876 | ~$24,731 | $22,877 | 2022 | $17,413 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,069,625 | ~$1,069,625 | ~2.0139% | ~$21,542 | +8.7% |
| 2027 | ~$1,162,625 | ~$1,162,625 | ~1.9814% | ~$23,036 | +18.1% |
| 2028 | ~$1,263,712 | ~$1,263,712 | ~1.9488% | ~$24,628 | +28.4% |
| 2029 | ~$1,373,589 | ~$1,373,589 | ~1.9163% | ~$26,322 | +39.6% |
| 2030 | ~$1,493,018 | ~$1,493,018 | ~1.8837% | ~$28,125 | +51.7% |
| 2026 | ~$1,049,943 | ~$1,049,943 | ~2.0465% | ~$21,487 | +6.7% |
| 2027 | ~$1,120,234 | ~$1,120,234 | ~2.0465% | ~$22,925 | +13.8% |
| 2028 | ~$1,195,231 | ~$1,195,231 | ~2.0465% | ~$24,460 | +21.5% |
| 2029 | ~$1,275,248 | ~$1,275,248 | ~2.0465% | ~$26,098 | +29.6% |
| 2030 | ~$1,360,622 | ~$1,360,622 | ~2.0465% | ~$27,845 | +38.3% |
| 2026 | ~$1,089,306 | ~$1,082,469 | ~1.9977% | ~$21,624 | +10.7% |
| 2027 | ~$1,205,804 | ~$1,190,716 | ~1.9488% | ~$23,205 | +22.5% |
| 2028 | ~$1,334,761 | ~$1,309,788 | ~1.9000% | ~$24,886 | +35.6% |
| 2029 | ~$1,477,510 | ~$1,440,767 | ~1.8512% | ~$26,671 | +50.1% |
| 2030 | ~$1,635,526 | ~$1,584,843 | ~1.8024% | ~$28,565 | +66.2% |
In 2025, this property's market value of $984,063 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +89% above the county median of $519,778. Multi-Family here is the broad TCAD category — every multi-family 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 | $984,063 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,075,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,158,383 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $800,000 | $506,618 | $615,058 | $906,429 | ↑ Above median | +39.1% |
| 2021 | $705,000 | $300,453 | $376,850 | $539,896 | ↑ Top 25% | 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.