324 E 6 ST TX 78701
| Owner | PECAN STREET REAL ESTATE |
|---|---|
| Parcel ID | 0206031706 |
| Short ID | 194504 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 8,087 SF |
| Land SF | 5,888 SF |
| Acres | 0.135 |
| Year Built | 1960 |
| Legal | LOT 6 BLOCK 067 ORIGINAL CITY (TOTAL SQ FT 5888) |
| Neighborhood | 32CBD |
| Land | $2,355,200 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,355,200 |
| Improvement | $1,294,800 |
|---|---|
| Total Improvement | $1,294,800 |
| Market | $3,650,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,650,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $3,650,000 |
| Taxable Value | $3,650,000 |
|---|
Appreciation: Market value has risen +12.3% from $3,250,000 (2021) to $3,650,000 (2025), a CAGR of 2.9% over 4 years. Growth has been relatively flat for this asset class. 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 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 $74,697. 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 65% of market value ($2,355,200 land vs $1,294,800 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 $3,650,000, 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 +2.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $4,219,925 by 2030, with an estimated annual tax burden around $79,493. 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.
7 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 6,227 SF | ✓ |
| 2ND | 2nd Floor | 1,860 SF | ✓ |
| 611 | TERRACE | 1,820 SF | ✗ |
| 501 | CANOPY | 1,820 SF | ✗ |
| MEZZ | Mezzanine | 560 SF | ✓ |
| 571C | STORAGE DET COMM | 240 SF | ✓ |
| 539 | FENCE FV | 1 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% | $33,769.80 | $33,769.80 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $19,126.62 | $19,126.62 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $13,718.34 | $13,718.34 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $4,307.84 | $4,307.84 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $3,774.10 | $3,774.10 | Paid |
| P2U | — | — | — | — | — | — | $2,913.75 | $2,913.75 | Paid |
| P3J | — | — | — | — | — | — | $500.00 | $500.00 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $78,110.45 | $78,110.45 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,932,844 | $3,650,000 | +7.7% |
| Assessed Value | $3,932,844 | $3,650,000 | +7.7% |
| Land Value | $2,355,200 | $2,355,200 | +0.0% |
| Improvement Value | $1,577,644 | $1,294,800 | +21.8% |
| Taxable Value | $3,932,844 | $3,650,000 | +7.7% |
| Total Tax 2026 = estimate |
~$80,485
Estimated
|
~$78,110
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $4,139,836 | $3,932,844 | -206,992 (-5.0%) |
| Taxable Value | $4,139,836 | $3,932,844 | -206,992 (-5.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,932,844 | $2,355,200 | $1,577,644 | — | $3,932,844 | $3,932,844 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,650,000 | $2,355,200 | $1,294,800 | — | $3,650,000 | $3,650,000 | ~$78,110 | Partial |
| 2024 | $3,150,000 | — | — | −$794,800 | $2,355,200 | $— | $75,882 | Verified |
| 2023 | $3,150,000 | — | — | −$794,800 | $2,355,200 | $— | $60,041 | Verified |
| 2022 | $3,000,000 | — | — | −$644,800 | $2,355,200 | $— | $65,508 | Verified |
| 2021 | $3,250,000 | — | — | −$894,800 | $2,355,200 | $— | $68,562 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +13.4% | +13.4% | ~100% | Not available | Partial |
| 2025 | -10.9% | -3.4% | ~100% | Not available | Partial |
| 2024 | +26.1% | +16.3% | 92.2% | 1.8500% | Verified |
| 2023 | -1.5% | -1.5% | ~100% | 1.8500% | Verified |
| 2022 | +1.5% | +1.5% | ~100% | 1.9900% | Verified |
| 2021 | base year | — | ~100% | 2.1100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +12.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +7.7% | +4.2% | +1.5% | +15.9% | 2025 | -7.7% | 2022 |
| Assessment Ratio | 100.0% | 83.4% | — | 100.0% | 2025 | 72.5% | 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 |
$78,110 | $69,621 | ~$77,593 | $78,110 | 2025 | $60,041 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,757,468 | ~$3,757,468 | ~2.0139% | ~$75,673 | +2.9% |
| 2027 | ~$3,868,099 | ~$3,868,099 | ~1.9814% | ~$76,642 | +6.0% |
| 2028 | ~$3,981,988 | ~$3,981,988 | ~1.9488% | ~$77,603 | +9.1% |
| 2029 | ~$4,099,231 | ~$4,099,231 | ~1.9163% | ~$78,553 | +12.3% |
| 2030 | ~$4,219,925 | ~$4,219,925 | ~1.8837% | ~$79,493 | +15.6% |
| 2026 | ~$3,684,468 | ~$3,684,468 | ~2.0465% | ~$75,402 | +0.9% |
| 2027 | ~$3,719,261 | ~$3,719,261 | ~2.0465% | ~$76,114 | +1.9% |
| 2028 | ~$3,754,382 | ~$3,754,382 | ~2.0465% | ~$76,833 | +2.9% |
| 2029 | ~$3,789,835 | ~$3,789,835 | ~2.0465% | ~$77,558 | +3.8% |
| 2030 | ~$3,825,624 | ~$3,825,624 | ~2.0465% | ~$78,291 | +4.8% |
| 2026 | ~$3,830,468 | ~$3,830,468 | ~1.9977% | ~$76,520 | +4.9% |
| 2027 | ~$4,019,858 | ~$4,019,858 | ~1.9488% | ~$78,341 | +10.1% |
| 2028 | ~$4,218,613 | ~$4,218,613 | ~1.9000% | ~$80,154 | +15.6% |
| 2029 | ~$4,427,194 | ~$4,427,194 | ~1.8512% | ~$81,956 | +21.3% |
| 2030 | ~$4,646,089 | ~$4,646,089 | ~1.8024% | ~$83,740 | +27.3% |
In 2025, this property's market value of $3,650,000 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — +157% 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 | $3,650,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $3,150,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $3,150,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $3,000,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $3,250,000 | $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.