301 E 6 ST TX 78701
| Owner | CIRKIEL FAMILY LLC |
|---|---|
| Parcel ID | 0206031603 |
| Short ID | 194486 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 9,614 SF |
| Land SF | 5,888 SF |
| Acres | 0.135 |
| Year Built | 1920 |
| Legal | LOT 12 BLOCK 058 ORIGINAL CITY (TOTAL SQ FT 5888) |
| Neighborhood | 32CBD |
| Land | $2,355,200 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,355,200 |
| Improvement | $1,640,884 |
|---|---|
| Total Improvement | $1,640,884 |
| Market | $3,996,084 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,996,084 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $3,996,084 |
| Taxable Value | $3,996,084 |
|---|
Appreciation: Market value has fallen -3.0% from $4,120,675 (2021) to $3,996,084 (2025), a CAGR of -0.8% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2021→2022), 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 $81,779. Austin ISD is the largest single contributor, at 43.2% 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 59% of market value ($2,355,200 land vs $1,640,884 improvements), about $400/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $3,996,084, 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 -0.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,845,629 by 2030, with an estimated annual tax burden around $72,442. 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 | 5,888 SF | ✓ |
| 2ND | 2nd Floor | 3,726 SF | ✓ |
| 611 | TERRACE | 1,012 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% | $36,971.77 | $36,971.77 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $20,940.16 | $20,940.16 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $15,019.08 | $15,019.08 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $4,716.30 | $4,716.30 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $4,131.95 | $4,131.95 | Paid |
| P2U | — | — | — | — | — | — | $3,233.88 | $3,233.88 | Paid |
| P3J | — | — | — | — | — | — | $500.00 | $500.00 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $85,513.14 | $85,513.14 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $4,163,953 | $3,996,084 | +4.2% |
| Assessed Value | $4,163,953 | $3,996,084 | +4.2% |
| Land Value | $2,355,200 | $2,355,200 | +0.0% |
| Improvement Value | $1,808,753 | $1,640,884 | +10.2% |
| Taxable Value | $4,163,953 | $3,996,084 | +4.2% |
| Total Tax 2026 = estimate |
~$85,215
Estimated
|
~$85,513
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $4,163,953 | $4,163,953 | +0 (+0.0%) |
| Taxable Value | $4,163,953 | $4,163,953 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $4,163,953 | $2,355,200 | $1,808,753 | — | $4,163,953 | $4,163,953 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,996,084 | $2,355,200 | $1,640,884 | — | $3,996,084 | $3,996,084 | ~$85,513 | Partial |
| 2024 | $3,964,274 | — | — | −$1,609,074 | $2,355,200 | $— | $85,513 | Verified |
| 2023 | $3,825,408 | — | — | −$1,470,208 | $2,355,200 | $— | $75,428 | Verified |
| 2022 | $3,836,582 | — | — | −$1,481,382 | $2,355,200 | $— | $79,374 | Verified |
| 2021 | $4,120,675 | — | — | −$1,765,475 | $2,355,200 | $— | $87,347 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +4.2% | +4.2% | ~100% | Not available | Partial |
| 2025 | -3.0% | -3.0% | ~100% | Not available | Partial |
| 2024 | +3.9% | +3.9% | ~100% | 2.0800% | Verified |
| 2023 | +3.6% | +3.6% | ~100% | 1.9000% | Verified |
| 2022 | -0.3% | -0.3% | ~100% | 2.0700% | Verified |
| 2021 | base year | — | ~100% | 2.1200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +4.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +4.2% | +0.3% | -1.6% | +4.2% | 2026 | -6.9% | 2022 |
| Assessment Ratio | 100.0% | 73.3% | — | 100.0% | 2025 | 57.2% | 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 |
$85,513 | $82,635 | ~$76,129 | $87,347 | 2021 | $75,428 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,965,529 | ~$3,965,529 | ~2.0139% | ~$79,863 | -0.8% |
| 2027 | ~$3,935,208 | ~$3,935,208 | ~1.9814% | ~$77,972 | -1.5% |
| 2028 | ~$3,905,119 | ~$3,905,119 | ~1.9488% | ~$76,105 | -2.3% |
| 2029 | ~$3,875,260 | ~$3,875,260 | ~1.9163% | ~$74,261 | -3.0% |
| 2030 | ~$3,845,629 | ~$3,845,629 | ~1.8837% | ~$72,442 | -3.8% |
| 2026 | ~$3,885,608 | ~$3,885,608 | ~2.0465% | ~$79,518 | -2.8% |
| 2027 | ~$3,778,186 | ~$3,778,186 | ~2.0465% | ~$77,320 | -5.5% |
| 2028 | ~$3,673,733 | ~$3,673,733 | ~2.0465% | ~$75,182 | -8.1% |
| 2029 | ~$3,572,169 | ~$3,572,169 | ~2.0465% | ~$73,104 | -10.6% |
| 2030 | ~$3,473,412 | ~$3,473,412 | ~2.0465% | ~$71,083 | -13.1% |
| 2026 | ~$4,045,451 | ~$4,045,451 | ~1.9977% | ~$80,814 | +1.2% |
| 2027 | ~$4,095,428 | ~$4,095,428 | ~1.9488% | ~$79,813 | +2.5% |
| 2028 | ~$4,146,022 | ~$4,146,022 | ~1.9000% | ~$78,775 | +3.8% |
| 2029 | ~$4,197,242 | ~$4,197,242 | ~1.8512% | ~$77,699 | +5.0% |
| 2030 | ~$4,249,094 | ~$4,249,094 | ~1.8024% | ~$76,584 | +6.3% |
In 2025, this property's market value of $3,996,084 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — +182% 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 | $3,996,084 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $3,964,274 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $3,825,408 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $3,836,582 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $4,120,675 | $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.