1816 E 6 ST TX 78702
| Owner | RGD PROPERTIES |
|---|---|
| Parcel ID | 0204081013 |
| Short ID | 192026 |
| Type | Real |
| Use Code | 31 Night Club / Bar |
| Valuation | Income |
| Improvement SF | 2,348 SF |
| Land SF | 9,728 SF |
| Acres | 0.223 |
| Year Built | 1940 |
| Legal | E 16FT OF LOT 40 OLT 6 DIV A MORSE & SMITH RESUB LOT 11 OLT 6 DIV A RAYMOND & WHITIS SUBD |
| Neighborhood | 31CEN |
| Land | $1,459,200 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,459,200 |
| Improvement | $31,670 |
|---|---|
| Total Improvement | $31,670 |
| Market | $1,490,870 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,490,870 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,490,870 |
| Taxable Value | $1,490,870 |
|---|
Appreciation: Market value has risen +18.1% from $1,262,218 (2021) to $1,490,870 (2025), a CAGR of 4.3% 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 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 $30,510. 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 98% of market value ($1,459,200 land vs $31,670 improvements), about $150/SF of land. With value concentrated in the land under a ~86-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 $1,490,870, 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 +4.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,835,784 by 2030, with an estimated annual tax burden around $34,581. 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.
3 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 2,348 SF | ✓ |
| 327 | STORAGE COMM'L | 288 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% | $13,793.53 | $13,793.53 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $7,812.41 | $7,812.41 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $5,603.36 | $5,603.36 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,759.57 | $1,759.57 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,541.56 | $1,541.56 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $30,510.43 | $30,510.43 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,493,258 | $1,490,870 | +0.2% |
| Assessed Value | $1,493,258 | $1,490,870 | +0.2% |
| Land Value | $1,459,200 | $1,459,200 | +0.0% |
| Improvement Value | $34,058 | $31,670 | +7.5% |
| Taxable Value | $1,493,258 | $1,490,870 | +0.2% |
| Total Tax 2026 = estimate |
~$30,559
Estimated
|
~$30,510
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,493,258 | $1,493,258 | +0 (+0.0%) |
| Taxable Value | $1,493,258 | $1,493,258 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,493,258 | $1,459,200 | $34,058 | — | $1,493,258 | $1,493,258 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,490,870 | $1,459,200 | $31,670 | — | $1,490,870 | $1,490,870 | ~$30,510 | Partial |
| 2024 | $1,522,817 | — | — | −$63,617 | $1,459,200 | $— | $30,157 | Verified |
| 2023 | $1,262,779 | — | — | — | $1,459,200 ! | $— | $27,552 | Verified |
| 2022 | $1,111,357 | — | — | — | $1,216,000 ! | $— | $24,939 | Verified |
| 2021 | $1,262,218 | — | — | −$435,338 | $826,880 | $— | $24,191 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.2% | +0.2% | ~100% | Not available | Partial |
| 2025 | -2.0% | -2.0% | ~100% | Not available | Partial |
| 2024 | -0.1% | -0.1% | ~100% | 1.9800% | Verified |
| 2023 | +20.6% | +20.6% | ~100% | 1.8100% | Verified |
| 2022 | +13.6% | +13.6% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 1.9200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +34.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.2% | +4.1% | +4.2% | +20.6% | 2024 | -12.0% | 2022 |
| Assessment Ratio | 100.0% | 97.7% | — | 115.6% | 2023 | 65.5% | 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 |
$30,510 | $27,470 | ~$32,930 | $30,510 | 2025 | $24,191 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,554,233 | ~$1,554,233 | ~2.0139% | ~$31,301 | +4.3% |
| 2027 | ~$1,620,289 | ~$1,620,289 | ~1.9814% | ~$32,104 | +8.7% |
| 2028 | ~$1,689,152 | ~$1,689,152 | ~1.9488% | ~$32,919 | +13.3% |
| 2029 | ~$1,760,943 | ~$1,760,943 | ~1.9163% | ~$33,745 | +18.1% |
| 2030 | ~$1,835,784 | ~$1,835,784 | ~1.8837% | ~$34,581 | +23.1% |
| 2026 | ~$1,524,416 | ~$1,524,416 | ~2.0465% | ~$31,197 | +2.3% |
| 2027 | ~$1,558,716 | ~$1,558,716 | ~2.0465% | ~$31,899 | +4.6% |
| 2028 | ~$1,593,788 | ~$1,593,788 | ~2.0465% | ~$32,617 | +6.9% |
| 2029 | ~$1,629,650 | ~$1,629,650 | ~2.0465% | ~$33,351 | +9.3% |
| 2030 | ~$1,666,318 | ~$1,666,318 | ~2.0465% | ~$34,101 | +11.8% |
| 2026 | ~$1,584,050 | ~$1,584,050 | ~1.9977% | ~$31,644 | +6.3% |
| 2027 | ~$1,683,055 | ~$1,683,055 | ~1.9488% | ~$32,800 | +12.9% |
| 2028 | ~$1,788,247 | ~$1,788,247 | ~1.9000% | ~$33,977 | +19.9% |
| 2029 | ~$1,900,013 | ~$1,900,013 | ~1.8512% | ~$35,173 | +27.4% |
| 2030 | ~$2,018,766 | ~$2,018,766 | ~1.8024% | ~$36,386 | +35.4% |
In 2025, this property's market value of $1,490,870 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +5% 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 | $1,490,870 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,522,817 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,262,779 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $1,111,357 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $1,262,218 | $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.