401 E 6 ST TX 78701
| Owner | COTTON EXCHANGE LLC |
|---|---|
| Parcel ID | 0206040102 |
| Short ID | 194520 |
| Type | Real |
| Use Code | 31 Night Club / Bar |
| Valuation | Income |
| Improvement SF | 8,736 SF |
| Land SF | 3,584 SF |
| Acres | 0.082 |
| Year Built | 1874 |
| Legal | W 28FT OF LOT 1 BLOCK 059 ORIGINAL CITY (TOTAL SQ FT 3584) |
| Neighborhood | 31CBD |
| Land | $1,433,600 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,433,600 |
| Improvement | $859,144 |
|---|---|
| Total Improvement | $859,144 |
| Market | $2,292,744 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,292,744 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,292,744 |
| Taxable Value | $2,292,744 |
|---|
Appreciation: Market value has risen +2.2% from $2,243,000 (2021) to $2,292,744 (2025), a CAGR of 0.5% 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 $46,921. 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 63% of market value ($1,433,600 land vs $859,144 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 $2,292,744, 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 +0.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,356,478 by 2030, with an estimated annual tax burden around $44,390. 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.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 3,584 SF | ✓ |
| 2ND | 2nd Floor | 3,584 SF | ✓ |
| FBSMT | Finished Basement | 1,568 SF | ✓ |
| 511 | DECK | 1,318 SF | ✗ |
| 501 | CANOPY | 1,152 SF | ✗ |
| 476 | ELEVATOR FREIGHT | 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% | $21,212.47 | $21,212.47 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $12,014.37 | $12,014.37 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $8,617.16 | $8,617.16 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,705.97 | $2,705.97 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,370.70 | $2,370.70 | Paid |
| P2U | — | — | — | — | — | — | $1,658.29 | $1,658.29 | Paid |
| P3J | — | — | — | — | — | — | $500.00 | $500.00 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $49,078.96 | $49,078.96 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,250,000 | $2,292,744 | -1.9% |
| Assessed Value | $2,250,000 | $2,292,744 | -1.9% |
| Land Value | $1,433,600 | $1,433,600 | +0.0% |
| Improvement Value | $816,400 | $859,144 | -5.0% |
| Taxable Value | $1,411,034 | $2,292,744 | -38.5% |
| Exemptions | HT | None | |
| Total Tax 2026 = estimate |
~$28,877
Estimated
|
~$49,079
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,394,731 | $2,250,000 | -144,731 (-6.0%) |
| Taxable Value | $1,555,765 | $1,411,034 | -144,731 (-9.3%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,250,000 | $1,433,600 | $816,400 | — | $2,250,000 | $1,411,034 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,292,744 | $1,433,600 | $859,144 | — | $2,292,744 | $2,292,744 | ~$49,079 | Partial |
| 2024 | $1,970,600 | — | — | −$537,000 | $1,433,600 | $— | $35,601 | Verified |
| 2023 | $1,970,622 | — | — | −$537,022 | $1,433,600 | $— | $28,903 | Verified |
| 2022 | $2,006,667 | — | — | −$573,067 | $1,433,600 | $— | $31,624 | Verified |
| 2021 | $2,243,000 | — | — | −$809,400 | $1,433,600 | $— | $35,102 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +4.4% | +4.4% | ~100% | Not available | Partial |
| 2025 | +0.6% | +0.6% | ~100% | Not available | Partial |
| 2024 | +15.6% | +15.6% | ~100% | 1.5600% | Verified |
| 2023 | -0.0% | -0.0% | ~100% | 1.4700% | Verified |
| 2022 | -1.8% | -1.8% | ~100% | 1.6000% | Verified |
| 2021 | base year | — | ~100% | 1.5600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +14.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -1.9% | +0.4% | +0.9% | +16.3% | 2025 | -10.5% | 2022 |
| Assessment Ratio | 100.0% | 80.1% | — | 100.0% | 2025 | 63.9% | 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 |
$49,079 | $36,062 | ~$45,416 | $49,079 | 2025 | $28,903 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,305,351 | ~$2,305,351 | ~2.0139% | ~$46,428 | +0.5% |
| 2027 | ~$2,318,028 | ~$2,318,028 | ~1.9814% | ~$45,929 | +1.1% |
| 2028 | ~$2,330,775 | ~$2,330,775 | ~1.9488% | ~$45,423 | +1.7% |
| 2029 | ~$2,343,591 | ~$2,343,591 | ~1.9163% | ~$44,910 | +2.2% |
| 2030 | ~$2,356,478 | ~$2,356,478 | ~1.8837% | ~$44,390 | +2.8% |
| 2026 | ~$2,259,497 | ~$2,259,497 | ~2.0465% | ~$46,240 | -1.5% |
| 2027 | ~$2,226,731 | ~$2,226,731 | ~2.0465% | ~$45,570 | -2.9% |
| 2028 | ~$2,194,441 | ~$2,194,441 | ~2.0465% | ~$44,909 | -4.3% |
| 2029 | ~$2,162,619 | ~$2,162,619 | ~2.0465% | ~$44,258 | -5.7% |
| 2030 | ~$2,131,259 | ~$2,131,259 | ~2.0465% | ~$43,616 | -7.0% |
| 2026 | ~$2,351,206 | ~$2,351,206 | ~1.9977% | ~$46,969 | +2.5% |
| 2027 | ~$2,411,159 | ~$2,411,159 | ~1.9488% | ~$46,990 | +5.2% |
| 2028 | ~$2,472,641 | ~$2,472,641 | ~1.9000% | ~$46,981 | +7.8% |
| 2029 | ~$2,535,691 | ~$2,535,691 | ~1.8512% | ~$46,941 | +10.6% |
| 2030 | ~$2,600,348 | ~$2,600,348 | ~1.8024% | ~$46,868 | +13.4% |
In 2025, this property's market value of $2,292,744 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +62% 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 | $2,292,744 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,970,600 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,970,622 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $2,006,667 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $2,243,000 | $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.