2416 E 6 ST TX 78702
| Owner | EAGLE RIVER - AUSTIN LP |
|---|---|
| Parcel ID | 0204100211 |
| Short ID | 850303 |
| Type | Real |
| Use Code | 51 Office Large (>35,000 SF) |
| Valuation | Income |
| Improvement SF | 79,400 SF |
| Land SF | 80,951 SF |
| Acres | 1.858 |
| Year Built | 1971 |
| Legal | LOT 1 BLK A EAST SIXTH VILLAGE |
| Neighborhood | 51EAS |
| Land | $6,071,325 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $6,071,325 |
| Improvement | $25,322,138 |
|---|---|
| Total Improvement | $25,322,138 |
| Market | $31,393,463 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $31,393,463 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $31,393,463 |
| Taxable Value | $31,393,463 |
|---|
Appreciation: Market value has fallen -24.6% from $41,663,400 (2021) to $31,393,463 (2025), a CAGR of -6.8% over 4 years. Growth has been relatively flat for this asset class. 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 $642,463. 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 19% of market value ($6,071,325 land vs $25,322,138 improvements), about $75/SF of land. Most value sits in the improvements, so building condition, age (~55 yrs), and rent roll drive the underwriting.
Submarket Position: At $31,393,463, 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 -6.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $22,039,152 by 2030, with an estimated annual tax burden around $415,161. 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 | 64,400 SF | ✓ |
| 2ND | 2nd Floor | 15,000 SF | ✓ |
| 551 | PAVED AREA | 8,000 SF | ✗ |
| 611 | TERRACE | 2,580 SF | ✗ |
| 501 | CANOPY | 1,200 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% | $277,560.00 | $277,560.00 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $157,205.10 | $157,205.10 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $112,753.50 | $112,753.50 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $35,406.90 | $35,406.90 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $31,020.00 | $31,020.00 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $613,945.50 | $613,945.50 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $27,500,000 | $31,393,463 | -12.4% |
| Assessed Value | $27,500,000 | $31,393,463 | -12.4% |
| Land Value | $6,071,325 | $6,071,325 | +0.0% |
| Improvement Value | $21,428,675 | $25,322,138 | -15.4% |
| Taxable Value | $27,500,000 | $31,393,463 | -12.4% |
| Total Tax 2026 = estimate |
~$562,783
Estimated
|
~$613,946
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $27,500,000 | $27,500,000 | +0 (+0.0%) |
| Taxable Value | $27,500,000 | $27,500,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $27,500,000 | $6,071,325 | $21,428,675 | — | $27,500,000 | $27,500,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $31,393,463 | $6,071,325 | $25,322,138 | — | $31,393,463 | $31,393,463 | ~$613,946 | Partial |
| 2024 | $32,997,206 | — | — | −$26,925,881 | $6,071,325 | $— | $589,615 | Verified |
| 2023 | $42,750,000 | — | — | −$36,678,675 | $6,071,325 | $— | $600,650 | Verified |
| 2022 | $41,663,000 | — | — | −$35,591,675 | $6,071,325 | $— | $846,500 | Verified |
| 2021 | $41,663,400 | — | — | −$35,592,075 | $6,071,325 | $— | $828,104 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -12.4% | -12.4% | ~100% | Not available | Partial |
| 2025 | -3.4% | -3.4% | ~100% | Not available | Partial |
| 2024 | -11.5% | -11.5% | ~100% | 1.8200% | Verified |
| 2023 | -18.4% | -18.4% | ~100% | 1.6400% | Verified |
| 2022 | +8.0% | +8.0% | ~100% | 1.8800% | Verified |
| 2021 | base year | — | ~100% | 1.9900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -24.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -12.4% | -7.5% | -4.2% | +2.6% | 2023 | -22.8% | 2024 |
| Assessment Ratio | 100.0% | 43.6% | — | 100.0% | 2025 | 14.2% | 2023 |
| Effective Tax Rate (2025) | 1.9600% | 1.9600% | — | 1.9600% | 2025 | 1.9600% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$613,946 | $695,763 | ~$498,452 | $846,500 | 2022 | $589,615 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$29,248,955 | ~$29,248,955 | ~2.0139% | ~$589,055 | -6.8% |
| 2027 | ~$27,250,940 | ~$27,250,940 | ~1.9814% | ~$539,947 | -13.2% |
| 2028 | ~$25,389,410 | ~$25,389,410 | ~1.9488% | ~$494,799 | -19.1% |
| 2029 | ~$23,655,043 | ~$23,655,043 | ~1.9163% | ~$453,299 | -24.6% |
| 2030 | ~$22,039,152 | ~$22,039,152 | ~1.8837% | ~$415,161 | -29.8% |
| 2026 | ~$29,823,790 | ~$29,823,790 | ~2.0465% | ~$610,339 | -5.0% |
| 2027 | ~$28,332,600 | ~$28,332,600 | ~2.0465% | ~$579,822 | -9.8% |
| 2028 | ~$26,915,970 | ~$26,915,970 | ~2.0465% | ~$550,831 | -14.3% |
| 2029 | ~$25,570,172 | ~$25,570,172 | ~2.0465% | ~$523,290 | -18.5% |
| 2030 | ~$24,291,663 | ~$24,291,663 | ~2.0465% | ~$497,125 | -22.6% |
| 2026 | ~$29,876,824 | ~$29,876,824 | ~1.9977% | ~$596,838 | -4.8% |
| 2027 | ~$28,433,455 | ~$28,433,455 | ~1.9488% | ~$554,122 | -9.4% |
| 2028 | ~$27,059,817 | ~$27,059,817 | ~1.9000% | ~$514,141 | -13.8% |
| 2029 | ~$25,752,539 | ~$25,752,539 | ~1.8512% | ~$476,729 | -18.0% |
| 2030 | ~$24,508,417 | ~$24,508,417 | ~1.8024% | ~$441,733 | -21.9% |
In 2025, this property's market value of $31,393,463 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 22× 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 | $31,393,463 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $32,997,206 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $42,750,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $41,663,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $41,663,400 | $517,750 | $1,142,600 | $2,780,453 | ↑ Top 25% | 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.