312 E 6 ST TX 78701
| Owner | ZEGMAN I LLC |
|---|---|
| Parcel ID | 0206031710 |
| Short ID | 194508 |
| Type | Real |
| Use Code | 31 Night Club / Bar |
| Valuation | Income |
| Improvement SF | 1,644 SF |
| Land SF | 2,944 SF |
| Acres | 0.068 |
| Year Built | 1900 |
| Legal | W 23FT OF LOT 4 BLOCK 067 ORIGINAL CITY (TOTAL SQ FT 2944) |
| Neighborhood | 31CBD |
| Land | $1,177,600 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,177,600 |
| Improvement | $27,904 |
|---|---|
| Total Improvement | $27,904 |
| Market | $1,205,504 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,205,504 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,205,504 |
| Taxable Value | $1,205,504 |
|---|
Appreciation: Market value has risen +20.6% from $1,000,000 (2021) to $1,205,504 (2025), a CAGR of 4.8% over 4 years. This represents moderate, steady growth. Most of this growth came in a single year (2022→2023), 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 $24,670. 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 98% of market value ($1,177,600 land vs $27,904 improvements), about $400/SF of land. With value concentrated in the land under a ~126-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 $1,205,504, this parcel sits in the lower-middle (25th–50th 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 +4.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,522,753 by 2030, with an estimated annual tax burden around $28,685. 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.
4 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 511 | DECK | 2,156 SF | ✗ |
| 1ST | 1st Floor | 1,644 SF | ✓ |
| 611 | TERRACE | 1,070 SF | ✗ |
| 501 | CANOPY | 624 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% | $11,153.32 | $11,153.32 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $6,317.05 | $6,317.05 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,530.83 | $4,530.83 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,422.77 | $1,422.77 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,246.49 | $1,246.49 | Paid |
| P2U | — | — | — | — | — | — | $652.59 | $652.59 | Paid |
| P3J | — | — | — | — | — | — | $500.00 | $500.00 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $25,823.05 | $25,823.05 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,220,100 | $1,205,504 | +1.2% |
| Assessed Value | $1,220,100 | $1,205,504 | +1.2% |
| Land Value | $1,177,600 | $1,177,600 | +0.0% |
| Improvement Value | $42,500 | $27,904 | +52.3% |
| Taxable Value | $1,220,100 | $1,205,504 | +1.2% |
| Total Tax 2026 = estimate |
~$24,969
Estimated
|
~$25,823
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,220,100 | $1,220,100 | +0 (+0.0%) |
| Taxable Value | $1,220,100 | $1,220,100 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,220,100 | $1,177,600 | $42,500 | — | $1,220,100 | $1,220,100 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,205,504 | $1,177,600 | $27,904 | — | $1,205,504 | $1,205,504 | ~$25,823 | Partial |
| 2024 | $1,208,953 | — | — | −$31,353 | $1,177,600 | $— | $25,298 | Verified |
| 2023 | $1,187,600 | — | — | −$10,000 | $1,177,600 | $— | $23,029 | Verified |
| 2022 | $1,000,000 | — | — | — | $1,177,600 ! | $— | $24,642 | Verified |
| 2021 | $1,000,000 | — | — | −$49,135 | $950,865 | $— | $22,767 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +1.2% | +1.2% | ~100% | Not available | Partial |
| 2025 | -1.0% | -1.0% | ~100% | Not available | Partial |
| 2024 | +0.7% | +0.7% | ~100% | 2.0800% | Verified |
| 2023 | +1.8% | +1.8% | ~100% | 1.9000% | Verified |
| 2022 | +18.8% | +18.8% | ~100% | 2.0700% | Verified |
| 2021 | base year | — | ~100% | 2.2800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +20.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +1.2% | +4.3% | +4.5% | +18.8% | 2023 | -0.3% | 2025 |
| Assessment Ratio | 100.0% | 101.6% | — | 117.8% | 2022 | 95.1% | 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 |
$25,823 | $24,312 | ~$27,045 | $25,823 | 2025 | $22,767 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,263,167 | ~$1,263,167 | ~2.0139% | ~$25,439 | +4.8% |
| 2027 | ~$1,323,588 | ~$1,323,588 | ~1.9814% | ~$26,225 | +9.8% |
| 2028 | ~$1,386,900 | ~$1,386,900 | ~1.9488% | ~$27,028 | +15.0% |
| 2029 | ~$1,453,240 | ~$1,453,240 | ~1.9163% | ~$27,848 | +20.6% |
| 2030 | ~$1,522,753 | ~$1,522,753 | ~1.8837% | ~$28,685 | +26.3% |
| 2026 | ~$1,239,057 | ~$1,239,057 | ~2.0465% | ~$25,357 | +2.8% |
| 2027 | ~$1,273,544 | ~$1,273,544 | ~2.0465% | ~$26,063 | +5.6% |
| 2028 | ~$1,308,991 | ~$1,308,991 | ~2.0465% | ~$26,788 | +8.6% |
| 2029 | ~$1,345,424 | ~$1,345,424 | ~2.0465% | ~$27,534 | +11.6% |
| 2030 | ~$1,382,872 | ~$1,382,872 | ~2.0465% | ~$28,300 | +14.7% |
| 2026 | ~$1,287,277 | ~$1,287,277 | ~1.9977% | ~$25,715 | +6.8% |
| 2027 | ~$1,374,597 | ~$1,374,597 | ~1.9488% | ~$26,789 | +14.0% |
| 2028 | ~$1,467,841 | ~$1,467,841 | ~1.9000% | ~$27,889 | +21.8% |
| 2029 | ~$1,567,409 | ~$1,567,409 | ~1.8512% | ~$29,016 | +30.0% |
| 2030 | ~$1,673,732 | ~$1,673,732 | ~1.8024% | ~$30,167 | +38.8% |
In 2025, this property's market value of $1,205,504 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -15% below 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 | $1,205,504 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $1,208,953 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $1,187,600 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $1,000,000 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $1,000,000 | $517,750 | $1,142,600 | $2,780,453 | ↓ Below 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.