1809 E 6 ST TX 78702
| Owner | EAST 6TH & CHICON LP |
|---|---|
| Parcel ID | 0204080907 |
| Short ID | 192007 |
| Type | Real |
| Use Code | 20 Small Store (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 1,800 SF |
| Land SF | 7,320 SF |
| Acres | 0.168 |
| Year Built | 1920 |
| Legal | CEN 45FT OF N156FT OF E325FT OLT 6 DIVISION A |
| Neighborhood | 34EC1 |
| Land | $1,098,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,098,000 |
| Improvement | $34,626 |
|---|---|
| Total Improvement | $34,626 |
| Market | $1,132,626 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,132,626 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,132,626 |
| Taxable Value | $1,132,626 |
|---|
Appreciation: Market value has risen +32.6% from $854,313 (2021) to $1,132,626 (2025), a CAGR of 7.3% over 4 years. This represents moderate, steady growth. 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 +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 $23,179. 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 97% of market value ($1,098,000 land vs $34,626 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 $1,132,626, 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 +7.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,611,289 by 2030, with an estimated annual tax burden around $30,353. 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.
2 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,800 SF | ✓ |
| 501 | CANOPY | 180 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% | $10,479.06 | $10,479.06 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $5,935.15 | $5,935.15 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,256.92 | $4,256.92 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,336.76 | $1,336.76 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,171.14 | $1,171.14 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $23,179.03 | $23,179.03 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,132,626 | $1,132,626 | +0.0% |
| Assessed Value | $1,132,626 | $1,132,626 | +0.0% |
| Land Value | $1,098,000 | $1,098,000 | +0.0% |
| Improvement Value | $34,626 | $34,626 | +0.0% |
| Taxable Value | $1,132,626 | $1,132,626 | +0.0% |
| Total Tax 2026 = estimate |
~$23,179
Estimated
|
~$23,179
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,135,942 | $1,132,626 | -3,316 (-0.3%) |
| Taxable Value | $1,135,942 | $1,132,626 | -3,316 (-0.3%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,132,626 | $1,098,000 | $34,626 | — | $1,132,626 | $1,132,626 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,132,626 | $1,098,000 | $34,626 | — | $1,132,626 | $1,132,626 | ~$23,179 | Partial |
| 2024 | $1,149,110 | — | — | −$51,110 | $1,098,000 | $— | $22,439 | Verified |
| 2023 | $952,036 | — | — | — | $1,098,000 ! | $— | $20,790 | Verified |
| 2022 | $854,462 | — | — | — | $915,000 ! | $— | $18,802 | Verified |
| 2021 | $854,313 | — | — | −$12,513 | $841,800 | $— | $18,599 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.3% | +0.3% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | -1.5% | -1.5% | ~100% | 1.9800% | Verified |
| 2023 | +20.7% | +20.7% | ~100% | 1.8100% | Verified |
| 2022 | +11.4% | +11.4% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +32.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +6.1% | +7.3% | +20.7% | 2024 | -1.4% | 2025 |
| Assessment Ratio | 100.0% | 102.8% | — | 115.3% | 2023 | 95.6% | 2024 |
| 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 |
$23,179 | $20,762 | ~$27,343 | $23,179 | 2025 | $18,599 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,215,357 | ~$1,215,357 | ~2.0139% | ~$24,477 | +7.3% |
| 2027 | ~$1,304,131 | ~$1,304,131 | ~1.9814% | ~$25,840 | +15.1% |
| 2028 | ~$1,399,390 | ~$1,399,390 | ~1.9488% | ~$27,272 | +23.6% |
| 2029 | ~$1,501,606 | ~$1,501,606 | ~1.9163% | ~$28,775 | +32.6% |
| 2030 | ~$1,611,289 | ~$1,611,289 | ~1.8837% | ~$30,353 | +42.3% |
| 2026 | ~$1,192,705 | ~$1,192,705 | ~2.0465% | ~$24,409 | +5.3% |
| 2027 | ~$1,255,970 | ~$1,255,970 | ~2.0465% | ~$25,703 | +10.9% |
| 2028 | ~$1,322,591 | ~$1,322,591 | ~2.0465% | ~$27,067 | +16.8% |
| 2029 | ~$1,392,746 | ~$1,392,746 | ~2.0465% | ~$28,502 | +23.0% |
| 2030 | ~$1,466,622 | ~$1,466,622 | ~2.0465% | ~$30,014 | +29.5% |
| 2026 | ~$1,238,010 | ~$1,238,010 | ~1.9977% | ~$24,731 | +9.3% |
| 2027 | ~$1,353,199 | ~$1,353,199 | ~1.9488% | ~$26,372 | +19.5% |
| 2028 | ~$1,479,105 | ~$1,479,105 | ~1.9000% | ~$28,103 | +30.6% |
| 2029 | ~$1,616,726 | ~$1,616,726 | ~1.8512% | ~$29,929 | +42.7% |
| 2030 | ~$1,767,152 | ~$1,767,152 | ~1.8024% | ~$31,851 | +56.0% |
In 2025, this property's market value of $1,132,626 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -20% 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 | $1,132,626 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $1,149,110 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $952,036 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $854,462 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $854,313 | $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.