1504 E 6 ST TX 78702
| Owner | EATX 1504 LLC |
|---|---|
| Parcel ID | 0205071411 |
| Short ID | 193037 |
| Type | Real |
| Use Code | 31 Night Club / Bar |
| Valuation | Income |
| Improvement SF | 1,088 SF |
| Land SF | 12,600 SF |
| Acres | 0.289 |
| Year Built | 1938 |
| Legal | LOT 9-10 BLK 2 OLT 4 DIVISION A |
| Neighborhood | 31CEN |
| Land | $2,205,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,205,000 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,985,820 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,985,820 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,985,820 |
| Taxable Value | $1,985,820 |
|---|
Appreciation: Market value has risen +22.8% from $1,616,822 (2021) to $1,985,820 (2025), a CAGR of 5.3% 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 $40,640. 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 111% of market value ($2,205,000 land vs $0 improvements), about $175/SF of land. With value concentrated in the land under a ~88-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 $1,985,820, 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 +5.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,567,657 by 2030, with an estimated annual tax burden around $48,368. 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 |
|---|---|---|---|
| 551 | PAVED AREA | 1,875 SF | ✗ |
| 1ST | 1st Floor | 1,088 SF | ✓ |
| 611 | TERRACE | 1,020 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% | $18,372.81 | $18,372.81 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $10,406.03 | $10,406.03 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $7,463.61 | $7,463.61 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,343.72 | $2,343.72 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,053.34 | $2,053.34 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $40,639.51 | $40,639.51 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,222,764 | $1,985,820 | +11.9% |
| Assessed Value | $2,222,764 | $1,985,820 | +11.9% |
| Land Value | $2,205,000 | $2,205,000 | +0.0% |
| Improvement Value | $17,764 | — | — |
| Taxable Value | $2,222,764 | $1,985,820 | +11.9% |
| Total Tax 2026 = estimate |
~$45,489
Estimated
|
~$40,640
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,243,603 | $2,222,764 | -20,839 (-0.9%) |
| Taxable Value | $2,243,603 | $2,222,764 | -20,839 (-0.9%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,222,764 | $2,205,000 | $17,764 | — | $2,222,764 | $2,222,764 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,985,820 | $2,205,000 | — | — | $1,985,820 | $1,985,820 | ~$40,640 | Partial |
| 2024 | $1,900,000 | — | — | — | $2,205,000 ! | $— | $38,000 | Verified |
| 2023 | $1,603,008 | — | — | — | $1,900,000 ! | $— | $34,376 | Verified |
| 2022 | $1,551,292 | — | — | — | $1,575,000 ! | $— | $31,658 | Verified |
| 2021 | $1,616,822 | — | — | −$104,822 | $1,512,000 | $— | $33,767 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +13.0% | +13.0% | ~100% | Not available | Partial |
| 2025 | -11.4% | -11.4% | ~100% | Not available | Partial |
| 2024 | +18.0% | +18.0% | ~100% | 1.7000% | Verified |
| 2023 | +18.5% | +18.5% | ~100% | 1.8100% | Verified |
| 2022 | +3.3% | +3.3% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.0900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +28.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +11.9% | +6.8% | +3.0% | +18.5% | 2024 | -4.1% | 2022 |
| Assessment Ratio | 100.0% | 104.9% | — | 118.5% | 2023 | 93.5% | 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 |
$40,640 | $35,688 | ~$45,193 | $40,640 | 2025 | $31,658 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,090,544 | ~$2,090,544 | ~2.0139% | ~$42,102 | +5.3% |
| 2027 | ~$2,200,791 | ~$2,200,791 | ~1.9814% | ~$43,606 | +10.8% |
| 2028 | ~$2,316,851 | ~$2,316,851 | ~1.9488% | ~$45,152 | +16.7% |
| 2029 | ~$2,439,032 | ~$2,439,032 | ~1.9163% | ~$46,739 | +22.8% |
| 2030 | ~$2,567,657 | ~$2,567,657 | ~1.8837% | ~$48,368 | +29.3% |
| 2026 | ~$2,050,828 | ~$2,050,828 | ~2.0465% | ~$41,970 | +3.3% |
| 2027 | ~$2,117,963 | ~$2,117,963 | ~2.0465% | ~$43,344 | +6.7% |
| 2028 | ~$2,187,296 | ~$2,187,296 | ~2.0465% | ~$44,763 | +10.1% |
| 2029 | ~$2,258,900 | ~$2,258,900 | ~2.0465% | ~$46,228 | +13.8% |
| 2030 | ~$2,332,847 | ~$2,332,847 | ~2.0465% | ~$47,741 | +17.5% |
| 2026 | ~$2,130,260 | ~$2,130,260 | ~1.9977% | ~$42,555 | +7.3% |
| 2027 | ~$2,285,207 | ~$2,285,207 | ~1.9488% | ~$44,535 | +15.1% |
| 2028 | ~$2,451,423 | ~$2,451,423 | ~1.9000% | ~$46,577 | +23.4% |
| 2029 | ~$2,629,729 | ~$2,629,729 | ~1.8512% | ~$48,681 | +32.4% |
| 2030 | ~$2,821,005 | ~$2,821,005 | ~1.8024% | ~$50,845 | +42.1% |
In 2025, this property's market value of $1,985,820 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +40% 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 | $1,985,820 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,900,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,603,008 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,551,292 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,616,822 | $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.