403 E 6 ST TX 78701
| Owner | SIXTH EAST HOLDINGS LLC |
|---|---|
| Parcel ID | 0206040103 |
| Short ID | 194521 |
| Type | Real |
| Use Code | 31 Night Club / Bar |
| Valuation | Income |
| Improvement SF | 6,632 SF |
| Land SF | 4,096 SF |
| Acres | 0.094 |
| Year Built | 1930 |
| Legal | CEN 32FT OF LOT 1 BLOCK 059 ORIGINAL CITY (TOTAL SQ FT 4096) |
| Neighborhood | 31CBD |
| Land | $1,638,400 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,638,400 |
| Improvement | $577,039 |
|---|---|
| Total Improvement | $577,039 |
| Market | $2,215,439 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,215,439 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,215,439 |
| Taxable Value | $2,215,439 |
|---|
| Total Due | $21,178.59 |
|---|---|
| First Delinquent | — |
Appreciation: Market value has fallen -11.9% from $2,514,450 (2021) to $2,215,439 (2025), a CAGR of -3.1% 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 $45,339. 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 74% of market value ($1,638,400 land vs $577,039 improvements), about $400/SF of land. With value concentrated in the land under a ~96-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 $2,215,439, 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 -3.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,891,171 by 2030, with an estimated annual tax burden around $35,625. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
Delinquent Taxes: $21,178.59 in unpaid taxes . These become a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
4 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 3,496 SF | ✓ |
| 2ND | 2nd Floor | 3,136 SF | ✓ |
| UBSMT | Unfinished Basement | 2,048 SF | ✓ |
| 611 | TERRACE | 600 SF | ✗ |
| Entity | 2024 Rate | 2025 Rate | Rate Effect |
|---|---|---|---|
| City of Austin | 0.4776% | 0.5240% | +1,028 |
| Travis County | 0.3444% | 0.3758% | +696 |
| Austin ISD | 0.9505% | 0.9252% | -561 |
| Travis Central Health | 0.1080% | 0.1180% | +223 |
| Austin Community College | 0.1013% | 0.1034% | +47 |
This parcel has unpaid taxes on record. Delinquent taxes are a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
| 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% | $20,497.24 | $12,537.78 | $7,959.46 |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $11,609.28 | $7,101.18 | $4,508.10 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $8,326.62 | $5,093.24 | $3,233.38 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,614.73 | $1,599.38 | $1,015.35 |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,290.76 | $1,401.22 | $889.54 |
| P2U | — | — | — | — | — | — | $1,586.78 | $970.61 | $616.17 |
| P3J | — | — | — | — | — | — | $500.00 | $305.84 | $194.16 |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $47,425.41 | $29,009.25 | $18,416.16 |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,350,000 | $2,215,439 | +6.1% |
| Assessed Value | $2,350,000 | $2,215,439 | +6.1% |
| Land Value | $1,638,400 | $1,638,400 | +0.0% |
| Improvement Value | $711,600 | $577,039 | +23.3% |
| Taxable Value | $2,350,000 | $2,215,439 | +6.1% |
| Total Tax 2026 = estimate |
~$48,092
Estimated
|
$47,425 | ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,506,254 | $2,350,000 | -156,254 (-6.2%) |
| Taxable Value | $2,506,254 | $2,350,000 | -156,254 (-6.2%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,350,000 | $1,638,400 | $711,600 | — | $2,350,000 | $2,350,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,215,439 | $1,638,400 | $577,039 | — | $2,215,439 | $2,215,439 | $47,425 | Verified |
| 2024 | $2,200,000 | — | — | −$561,600 | $1,638,400 | $— | $45,993 | Verified |
| 2023 | $2,136,338 | — | — | −$497,938 | $1,638,400 | $— | $41,876 | Verified |
| 2022 | $2,220,480 | — | — | −$582,080 | $1,638,400 | $— | $44,327 | Verified |
| 2021 | $2,514,450 | — | — | −$876,050 | $1,638,400 | $— | $50,553 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +13.1% | +13.1% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | 2.1400% | Verified |
| 2024 | +0.7% | +0.7% | ~100% | 2.0800% | Verified |
| 2023 | +3.0% | +3.0% | ~100% | 1.9000% | Verified |
| 2022 | -3.8% | -3.8% | ~100% | 2.0700% | Verified |
| 2021 | base year | — | ~100% | 2.0100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -0.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +6.1% | -1.1% | -4.2% | +6.1% | 2026 | -11.7% | 2022 |
| Assessment Ratio | 100.0% | 81.7% | — | 100.0% | 2025 | 65.2% | 2021 |
| Effective Tax Rate (2025) | 2.1400% | 2.1400% | — | 2.1400% | 2025 | 2.1400% | 2025 |
| Tax Amount | $47,425 | $46,035 | ~$39,345 | $50,553 | 2021 | $41,876 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,146,416 | ~$2,146,416 | ~2.0139% | ~$43,227 | -3.1% |
| 2027 | ~$2,079,544 | ~$2,079,544 | ~1.9814% | ~$41,204 | -6.1% |
| 2028 | ~$2,014,756 | ~$2,014,756 | ~1.9488% | ~$39,264 | -9.1% |
| 2029 | ~$1,951,986 | ~$1,951,986 | ~1.9163% | ~$37,406 | -11.9% |
| 2030 | ~$1,891,171 | ~$1,891,171 | ~1.8837% | ~$35,625 | -14.6% |
| 2026 | ~$2,104,667 | ~$2,104,667 | ~2.0465% | ~$43,072 | -5.0% |
| 2027 | ~$1,999,434 | ~$1,999,434 | ~2.0465% | ~$40,918 | -9.7% |
| 2028 | ~$1,899,462 | ~$1,899,462 | ~2.0465% | ~$38,872 | -14.3% |
| 2029 | ~$1,804,489 | ~$1,804,489 | ~2.0465% | ~$36,929 | -18.5% |
| 2030 | ~$1,714,264 | ~$1,714,264 | ~2.0465% | ~$35,082 | -22.6% |
| 2026 | ~$2,190,725 | ~$2,190,725 | ~1.9977% | ~$43,763 | -1.1% |
| 2027 | ~$2,166,287 | ~$2,166,287 | ~1.9488% | ~$42,217 | -2.2% |
| 2028 | ~$2,142,122 | ~$2,142,122 | ~1.9000% | ~$40,701 | -3.3% |
| 2029 | ~$2,118,226 | ~$2,118,226 | ~1.8512% | ~$39,212 | -4.4% |
| 2030 | ~$2,094,597 | ~$2,094,597 | ~1.8024% | ~$37,752 | -5.5% |
In 2025, this property's market value of $2,215,439 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +56% 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 | $2,215,439 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $2,200,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $2,136,338 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $2,220,480 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $2,514,450 | $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.