1802 E 6 ST TX 78702
| Owner | SF EAST SIXTH LLC |
|---|---|
| Parcel ID | 0204081016 |
| Short ID | 192029 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 3,526 SF |
| Land SF | 11,520 SF |
| Acres | 0.264 |
| Year Built | 1940 |
| Legal | LOT 37-38 OLT 6 DIV A MORSE & SMITH RESUB |
| Neighborhood | 32CEN |
| Land | $1,728,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,728,000 |
| Improvement | $91,082 |
|---|---|
| Total Improvement | $91,082 |
| Market | $1,819,082 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,819,082 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,819,082 |
| Taxable Value | $1,819,082 |
|---|
Appreciation: Market value has risen +19.7% from $1,519,982 (2021) to $1,819,082 (2025), a CAGR of 4.6% 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 $37,227. 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 95% of market value ($1,728,000 land vs $91,082 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 $1,819,082, 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 +4.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,277,034 by 2030, with an estimated annual tax burden around $42,893. 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.
4 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 5,400 SF | ✗ |
| 1ST | 1st Floor | 3,526 SF | ✓ |
| 501 | CANOPY | 480 SF | ✗ |
| 611 | TERRACE | 480 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% | $16,830.15 | $16,830.15 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $9,532.30 | $9,532.30 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $6,836.93 | $6,836.93 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,146.94 | $2,146.94 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,880.93 | $1,880.93 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $37,227.25 | $37,227.25 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,823,881 | $1,819,082 | +0.3% |
| Assessed Value | $1,823,881 | $1,819,082 | +0.3% |
| Land Value | $1,728,000 | $1,728,000 | +0.0% |
| Improvement Value | $95,881 | $91,082 | +5.3% |
| Taxable Value | $1,823,881 | $1,819,082 | +0.3% |
| Total Tax 2026 = estimate |
~$37,325
Estimated
|
~$37,227
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,823,881 | $1,823,881 | +0 (+0.0%) |
| Taxable Value | $1,823,881 | $1,823,881 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,823,881 | $1,728,000 | $95,881 | — | $1,823,881 | $1,823,881 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,819,082 | $1,728,000 | $91,082 | — | $1,819,082 | $1,819,082 | ~$37,227 | Partial |
| 2024 | $1,960,989 | — | — | −$232,989 | $1,728,000 | $— | $37,816 | Verified |
| 2023 | $1,573,156 | — | — | — | $1,728,000 ! | $— | $35,479 | Verified |
| 2022 | $1,358,557 | — | — | — | $1,440,000 ! | $— | $31,069 | Verified |
| 2021 | $1,519,982 | — | — | −$540,782 | $979,200 | $— | $29,571 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.3% | +0.3% | ~100% | Not available | Partial |
| 2025 | -4.7% | -4.7% | ~100% | Not available | Partial |
| 2024 | -2.7% | -2.7% | ~100% | 1.9800% | Verified |
| 2023 | +24.7% | +24.7% | ~100% | 1.8100% | Verified |
| 2022 | +15.8% | +15.8% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 1.9500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +33.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.3% | +4.6% | +4.5% | +24.7% | 2024 | -10.6% | 2022 |
| Assessment Ratio | 100.0% | 94.7% | — | 109.8% | 2023 | 64.4% | 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 |
$37,227 | $34,232 | ~$40,585 | $37,816 | 2024 | $29,571 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,902,636 | ~$1,902,636 | ~2.0139% | ~$38,318 | +4.6% |
| 2027 | ~$1,990,028 | ~$1,990,028 | ~1.9814% | ~$39,430 | +9.4% |
| 2028 | ~$2,081,434 | ~$2,081,434 | ~1.9488% | ~$40,564 | +14.4% |
| 2029 | ~$2,177,038 | ~$2,177,038 | ~1.9163% | ~$41,718 | +19.7% |
| 2030 | ~$2,277,034 | ~$2,277,034 | ~1.8837% | ~$42,893 | +25.2% |
| 2026 | ~$1,866,254 | ~$1,866,254 | ~2.0465% | ~$38,193 | +2.6% |
| 2027 | ~$1,914,650 | ~$1,914,650 | ~2.0465% | ~$39,183 | +5.3% |
| 2028 | ~$1,964,301 | ~$1,964,301 | ~2.0465% | ~$40,199 | +8.0% |
| 2029 | ~$2,015,239 | ~$2,015,239 | ~2.0465% | ~$41,242 | +10.8% |
| 2030 | ~$2,067,498 | ~$2,067,498 | ~2.0465% | ~$42,311 | +13.7% |
| 2026 | ~$1,939,018 | ~$1,939,018 | ~1.9977% | ~$38,735 | +6.6% |
| 2027 | ~$2,066,861 | ~$2,066,861 | ~1.9488% | ~$40,280 | +13.6% |
| 2028 | ~$2,203,133 | ~$2,203,133 | ~1.9000% | ~$41,860 | +21.1% |
| 2029 | ~$2,348,390 | ~$2,348,390 | ~1.8512% | ~$43,473 | +29.1% |
| 2030 | ~$2,503,225 | ~$2,503,225 | ~1.8024% | ~$45,117 | +37.6% |
In 2025, this property's market value of $1,819,082 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +28% 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 | $1,819,082 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,960,989 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,573,156 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,358,557 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,519,982 | $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.