1618 E 6 ST TX 78702
| Owner | ROLLING RDR PROPERTIES LLC |
|---|---|
| Parcel ID | 0204080516 |
| Short ID | 191973 |
| Type | Real |
| Use Code | 20 Small Store (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 2,974 SF |
| Land SF | 6,400 SF |
| Acres | 0.147 |
| Year Built | 1920 |
| Legal | LOT 9 OLT 5 DIV A MCFALLS J K P SUBD |
| Neighborhood | 30CEN |
| Land | $960,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $960,000 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $875,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $875,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $875,000 |
| Taxable Value | $875,000 |
|---|
Appreciation: Market value has fallen -2.8% from $900,400 (2021) to $875,000 (2025), a CAGR of -0.7% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2021→2022), 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 lagged 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 $17,907. 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 110% of market value ($960,000 land vs $0 improvements), about $150/SF of land. With value concentrated in the land under a ~106-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 $875,000, this parcel sits in the lower-middle (25th–50th 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 -0.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $844,255 by 2030, with an estimated annual tax burden around $15,904. 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.
5 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,966 SF | ✓ |
| 2ND | 2nd Floor | 1,008 SF | ✓ |
| 571C | STORAGE DET COMM | 200 SF | ✓ |
| 011C | PORCH OPEN 1ST COMM | 70 SF | ✗ |
| 251 | BATHROOM | 3 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% | $8,095.50 | $8,095.50 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $4,585.15 | $4,585.15 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,288.64 | $3,288.64 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,032.70 | $1,032.70 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $904.75 | $904.75 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $17,906.74 | $17,906.74 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $875,000 | $875,000 | +0.0% |
| Assessed Value | $875,000 | $875,000 | +0.0% |
| Land Value | $960,000 | $960,000 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $875,000 | $875,000 | +0.0% |
| Total Tax 2026 = estimate |
~$17,907
Estimated
|
~$17,907
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $875,000 | $875,000 | +0 (+0.0%) |
| Taxable Value | $875,000 | $875,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $875,000 | $960,000 | — | — | $875,000 | $875,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $875,000 | $960,000 | — | — | $875,000 | $875,000 | ~$17,907 | Partial |
| 2024 | $952,000 | — | — | −$140,878 | $811,122 | $— | $16,075 | Verified |
| 2023 | $862,000 | — | — | — | $952,000 ! | $— | $17,224 | Verified |
| 2022 | $798,171 | — | — | — | $800,000 ! | $— | $17,024 | Verified |
| 2021 | $900,400 | — | — | −$164,400 | $736,000 | $— | $17,374 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | +7.9% | +7.9% | ~100% | Not available | Partial |
| 2024 | -14.8% | -14.8% | ~100% | 1.9800% | Verified |
| 2023 | +9.5% | +9.5% | ~100% | 1.8100% | Verified |
| 2022 | +9.0% | +9.0% | ~100% | 1.9600% | Verified |
| 2021 | base year | — | ~100% | 1.9300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +9.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | -0.2% | -0.7% | +10.4% | 2024 | -11.4% | 2022 |
| Assessment Ratio | 100.0% | 96.2% | — | 110.4% | 2023 | 81.7% | 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 |
$17,907 | $17,121 | ~$16,695 | $17,907 | 2025 | $16,075 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$868,763 | ~$868,763 | ~2.0139% | ~$17,496 | -0.7% |
| 2027 | ~$862,570 | ~$862,570 | ~1.9814% | ~$17,091 | -1.4% |
| 2028 | ~$856,421 | ~$856,421 | ~1.9488% | ~$16,690 | -2.1% |
| 2029 | ~$850,317 | ~$850,317 | ~1.9163% | ~$16,295 | -2.8% |
| 2030 | ~$844,255 | ~$844,255 | ~1.8837% | ~$15,904 | -3.5% |
| 2026 | ~$851,263 | ~$851,263 | ~2.0465% | ~$17,421 | -2.7% |
| 2027 | ~$828,169 | ~$828,169 | ~2.0465% | ~$16,948 | -5.4% |
| 2028 | ~$805,703 | ~$805,703 | ~2.0465% | ~$16,489 | -7.9% |
| 2029 | ~$783,845 | ~$783,845 | ~2.0465% | ~$16,041 | -10.4% |
| 2030 | ~$762,581 | ~$762,581 | ~2.0465% | ~$15,606 | -12.8% |
| 2026 | ~$886,263 | ~$886,263 | ~1.9977% | ~$17,705 | +1.3% |
| 2027 | ~$897,670 | ~$897,670 | ~1.9488% | ~$17,494 | +2.6% |
| 2028 | ~$909,225 | ~$909,225 | ~1.9000% | ~$17,275 | +3.9% |
| 2029 | ~$920,928 | ~$920,928 | ~1.8512% | ~$17,048 | +5.2% |
| 2030 | ~$932,782 | ~$932,782 | ~1.8024% | ~$16,812 | +6.6% |
In 2025, this property's market value of $875,000 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -38% below 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 | $875,000 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $952,000 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $862,000 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $798,171 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $900,400 | $517,750 | $1,142,600 | $2,780,453 | ↓ Below 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.