1401 E 6 ST 2 TX 78702
| Owner | CENTRO SOUTH LP |
|---|---|
| Parcel ID | 0204063203 |
| Short ID | 937620 |
| Type | Real |
| Use Code | 51 Office Large (>35,000 SF) |
| Valuation | Income |
| Improvement SF | 93,337 SF |
| Land SF | 75,559 SF |
| Acres | 1.735 |
| Year Built | 2020 |
| Legal | UNT 2 CENTRO MASTER CONDOMINIUM PLUS 48.77 % INT IN COM AREA |
| Neighborhood | 51EAS |
| Land | $7,125,225 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $7,125,225 |
| Improvement | $75,589,276 |
|---|---|
| Total Improvement | $75,589,276 |
| Market | $82,714,501 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $82,714,501 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $82,714,501 |
| Taxable Value | $82,714,501 |
|---|
Appreciation: Market value has risen +1006.3% from $7,476,642 (2022) to $82,714,501 (2025), a CAGR of 122.8% over 3 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2023→2024), 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 +16.6%, 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 $1,692,740. 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 9% of market value ($7,125,225 land vs $75,589,276 improvements), about $94/SF of land. Most value sits in the improvements, so building condition, age (~6 yrs), and rent roll drive the underwriting.
Submarket Position: At $82,714,501, this parcel sits in the top quartile (≥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 +122.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $4,543,321,125 by 2030, with an estimated annual tax burden around $2,509,381. 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 |
|---|---|---|---|
| 487 | PARKING UNDER | 139,428 SF | ✓ |
| 5TH | 5th Floor | 35,650 SF | ✓ |
| 4TH | 4th Floor | 35,600 SF | ✓ |
| 3RD | 3rd Floor | 35,270 SF | ✓ |
| 2ND | 2nd Floor | 34,400 SF | ✓ |
| 1ST | 1st Floor | 23,667 SF | ✓ |
Market value changed by 156% in 2022, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| 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% | $719,343.00 | $719,343.00 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $407,423.22 | $407,423.22 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $292,219.49 | $292,219.49 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $91,762.88 | $91,762.88 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $80,393.50 | $80,393.50 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $1,591,142.09 | $1,591,142.09 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $72,301,673 | $82,714,501 | -12.6% |
| Assessed Value | $72,301,673 | $82,714,501 | -12.6% |
| Land Value | $7,125,225 | $7,125,225 | +0.0% |
| Improvement Value | $65,176,448 | $75,589,276 | -13.8% |
| Taxable Value | $72,301,673 | $82,714,501 | -12.6% |
| Total Tax 2026 = estimate |
~$1,479,643
Estimated
|
~$1,591,142
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $72,301,673 | $72,301,673 | +0 (+0.0%) |
| Taxable Value | $72,301,673 | $72,301,673 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $72,301,673 | $7,125,225 | $65,176,448 | — | $72,301,673 | $72,301,673 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $82,714,501 | $7,125,225 | $75,589,276 | — | $82,714,501 | $82,714,501 | ~$1,591,142 | Partial |
| 2024 | $92,889,002 | — | — | −$85,763,777 | $7,125,225 | $— | $1,731,347 | Verified |
| 2023 | $19,143,715 | — | — | −$12,018,490 | $7,125,225 | $— | $1,680,591 | Verified |
| 2022 | $7,476,642 | — | — | −$3,065,312 | $4,411,330 | $— | $378,074 | Verified |
| 2021 | $— | — | — | — | $4,411,330 | $— | $162,742 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -12.6% | -12.6% | ~100% | Not available | Partial |
| 2025 | -8.1% | -8.1% | ~100% | Not available | Partial |
| 2024 | -3.1% | -3.1% | ~100% | 1.9200% | Verified |
| 2023 | +385.2% ! | +385.2% | ~100% | 1.8100% | Verified |
| 2022 | +156.0% ! | +156.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1006.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -12.6% | +129.4% | +129.2% | +385.2% | 2024 | -12.6% | 2026 |
| Assessment Ratio | 100.0% | 60.8% | — | 100.0% | 2025 | 7.7% | 2024 |
| Effective Tax Rate (2025) | 1.9200% | 1.9200% | — | 1.9200% | 2025 | 1.9200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$1,591,142 | $1,345,288 | ~$2,158,210 | $1,731,347 | 2024 | $378,074 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$184,306,228 | ~$90,985,951 | ~2.0139% | ~$1,832,399 | +122.8% |
| 2027 | ~$410,675,095 | ~$100,084,546 | ~1.9814% | ~$1,983,063 | +396.5% |
| 2028 | ~$915,075,067 | ~$110,093,001 | ~1.9488% | ~$2,145,536 | +1006.3% |
| 2029 | ~$2,038,989,917 | ~$121,102,301 | ~1.9163% | ~$2,320,672 | +2365.1% |
| 2030 | ~$4,543,321,125 | ~$133,212,531 | ~1.8837% | ~$2,509,381 | +5392.8% |
| 2026 | ~$182,651,938 | ~$90,985,951 | ~2.0465% | ~$1,862,014 | +120.8% |
| 2027 | ~$403,335,932 | ~$100,084,546 | ~2.0465% | ~$2,048,215 | +387.6% |
| 2028 | ~$890,655,067 | ~$110,093,001 | ~2.0465% | ~$2,253,037 | +976.8% |
| 2029 | ~$1,966,763,647 | ~$121,102,301 | ~2.0465% | ~$2,478,340 | +2277.8% |
| 2030 | ~$4,343,049,727 | ~$133,212,531 | ~2.0465% | ~$2,726,174 | +5150.7% |
| 2026 | ~$185,960,518 | ~$90,985,951 | ~1.9977% | ~$1,817,592 | +124.8% |
| 2027 | ~$418,080,430 | ~$100,084,546 | ~1.9488% | ~$1,950,487 | +405.4% |
| 2028 | ~$939,937,401 | ~$110,093,001 | ~1.9000% | ~$2,091,785 | +1036.4% |
| 2029 | ~$2,113,187,453 | ~$121,102,301 | ~1.8512% | ~$2,241,839 | +2454.8% |
| 2030 | ~$4,750,913,419 | ~$133,212,531 | ~1.8024% | ~$2,400,984 | +5643.7% |
In 2025, this property's market value of $82,714,501 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 58× 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 | $82,714,501 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $92,889,002 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $19,143,715 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $7,476,642 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | — | $517,750 | $1,142,600 | $2,780,453 | — | 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.