417 W 6 ST TX 78701
| Owner | BLOCK 52 GP LLC |
|---|---|
| Parcel ID | 0206010812 |
| Short ID | 194265 |
| Type | Real |
| Use Code | 53 Office Small (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 21,787 SF |
| Land SF | 76,176 SF |
| Acres | 1.749 |
| Year Built | 2001 |
| Legal | LOT 1-8 BLOCK 052 ORIGINAL CITY PLUS VAC ALLEY |
| Neighborhood | 1CBDC |
| Land | $79,223,040 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $79,223,040 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $66,654,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $66,654,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $66,654,000 |
| Taxable Value | $66,654,000 |
|---|
Appreciation: Market value has risen +36.3% from $48,900,000 (2021) to $66,654,000 (2025), a CAGR of 8.1% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2024→2025), 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 $1,364,064. Austin ISD is the largest single contributor, at 43.3% 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 119% of market value ($79,223,040 land vs $0 improvements), about $1,040/SF of land. With value concentrated in the land, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $66,654,000, 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 +8.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $98,168,672 by 2030, with an estimated annual tax burden around $1,849,245. 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.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 56,290 SF | ✗ |
| 487 | PARKING UNDER | 35,426 SF | ✓ |
| 1ST | 1st Floor | 10,894 SF | ✓ |
| 2ND | 2nd Floor | 10,894 SF | ✓ |
| 501 | CANOPY | 1,212 SF | ✗ |
| 611 | TERRACE | 1,212 SF | ✗ |
| 327 | STORAGE COMM'L | 180 SF | ✓ |
| 482 | LIGHT POLES | 8 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% | $616,682.81 | $616,682.81 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $349,278.29 | $349,278.29 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $250,515.73 | $250,515.73 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $78,667.05 | $78,667.05 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $68,920.24 | $68,920.24 | Paid |
| P2U | — | — | — | — | — | — | $61,192.45 | $61,192.45 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $1,425,256.57 | $1,425,256.57 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $79,000,000 | $66,654,000 | +18.5% |
| Assessed Value | $79,000,000 | $66,654,000 | +18.5% |
| Land Value | $91,411,200 | $79,223,040 | +15.4% |
| Improvement Value | — | — | — |
| Taxable Value | $79,000,000 | $66,654,000 | +18.5% |
| Total Tax 2026 = estimate |
~$1,616,723
Estimated
|
~$1,425,257
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $91,411,201 | $79,000,000 | -12,411,201 (-13.6%) |
| Taxable Value | $91,411,201 | $79,000,000 | -12,411,201 (-13.6%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $79,000,000 | $91,411,200 | — | — | $79,000,000 | $79,000,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $66,654,000 | $79,223,040 | — | — | $66,654,000 | $66,654,000 | ~$1,425,257 | Partial |
| 2024 | $49,514,401 | — | — | — | $79,223,040 ! | $— | $1,642,872 | Verified |
| 2023 | $48,900,000 | — | — | — | $49,514,400 ! | $— | $941,176 | Verified |
| 2022 | $48,900,000 | — | — | — | $48,900,000 | $— | $1,014,137 | Verified |
| 2021 | $48,900,000 | — | — | −$1 | $48,899,999 | $— | $1,064,396 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +37.1% | +37.1% | ~100% | Not available | Partial |
| 2025 | -15.9% | -15.9% | ~100% | Not available | Partial |
| 2024 | +60.0% | +60.0% | ~100% | 2.0700% | Verified |
| 2023 | +1.3% | +1.3% | ~100% | 1.9000% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 2.0700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +36.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +18.5% | +10.9% | +4.7% | +34.6% | 2025 | +0.0% | 2022 |
| Assessment Ratio | 100.0% | 110.2% | — | 160.0% | 2024 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 2.1400% | 2.1400% | — | 2.1400% | 2025 | 2.1400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$1,425,257 | $1,217,568 | ~$1,644,255 | $1,642,872 | 2024 | $941,176 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$72,020,405 | ~$72,020,405 | ~2.0139% | ~$1,450,445 | +8.1% |
| 2027 | ~$77,818,866 | ~$77,818,866 | ~1.9814% | ~$1,541,894 | +16.8% |
| 2028 | ~$84,084,169 | ~$84,084,169 | ~1.9488% | ~$1,638,665 | +26.2% |
| 2029 | ~$90,853,900 | ~$90,853,900 | ~1.9163% | ~$1,741,025 | +36.3% |
| 2030 | ~$98,168,672 | ~$98,168,672 | ~1.8837% | ~$1,849,245 | +47.3% |
| 2026 | ~$70,687,325 | ~$70,687,325 | ~2.0465% | ~$1,446,606 | +6.1% |
| 2027 | ~$74,964,711 | ~$74,964,711 | ~2.0465% | ~$1,534,142 | +12.5% |
| 2028 | ~$79,500,928 | ~$79,500,928 | ~2.0465% | ~$1,626,975 | +19.3% |
| 2029 | ~$84,311,638 | ~$84,311,638 | ~2.0465% | ~$1,725,425 | +26.5% |
| 2030 | ~$89,413,450 | ~$89,413,450 | ~2.0465% | ~$1,829,833 | +34.1% |
| 2026 | ~$73,353,485 | ~$73,319,400 | ~1.9977% | ~$1,464,674 | +10.1% |
| 2027 | ~$80,726,343 | ~$80,651,340 | ~1.9488% | ~$1,571,765 | +21.1% |
| 2028 | ~$88,840,259 | ~$88,716,474 | ~1.9000% | ~$1,685,628 | +33.3% |
| 2029 | ~$97,769,714 | ~$97,588,121 | ~1.8512% | ~$1,806,545 | +46.7% |
| 2030 | ~$107,596,682 | ~$107,346,934 | ~1.8024% | ~$1,934,790 | +61.4% |
In 2025, this property's market value of $66,654,000 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 47× 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 | $66,654,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $49,514,401 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $48,900,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $48,900,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $48,900,000 | $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.