409 E 6 ST TX 78701
| Owner | 409 FIRST FLOOR LLC |
|---|---|
| Parcel ID | 0206040105 |
| Short ID | 194523 |
| Type | Real |
| Use Code | 31 Night Club / Bar |
| Valuation | Income |
| Improvement SF | 15,836 SF |
| Land SF | 8,192 SF |
| Acres | 0.188 |
| Year Built | 1940 |
| Legal | E 46FT OF LOT 2 & W 19FT OF LOT 3 BLOCK 059 ORIGINAL CITY (TOTAL SQ FT 8192) |
| Neighborhood | 31CBD |
| Land | $3,276,800 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,276,800 |
| Improvement | $1,899,452 |
|---|---|
| Total Improvement | $1,899,452 |
| Market | $5,176,252 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $5,176,252 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $5,176,252 |
| Exemptions (−) (HT) | −$1,768,926 |
|---|---|
| Taxable Value | $3,407,326 |
Appreciation: Market value has fallen -13.8% from $6,004,067 (2021) to $5,176,252 (2025), a CAGR of -3.6% 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 $69,730. Austin ISD is the largest single contributor, at 47.9% 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 ($3,276,800 land vs $1,899,452 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 $5,176,252, 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 -3.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $4,300,092 by 2030, with an estimated annual tax burden around $81,003. 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 |
|---|---|---|---|
| 2ND | 2nd Floor | 7,632 SF | ✓ |
| 1ST | 1st Floor | 7,484 SF | ✓ |
| FBSMT | Finished Basement | 720 SF | ✓ |
| 011C | PORCH OPEN 1ST COMM | 108 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% | $39,707.63 | $39,707.63 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $17,854.97 | $17,854.97 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $12,806.26 | $12,806.26 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $5,352.24 | $5,352.24 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $4,021.43 | $4,021.43 | Paid |
| P2U | — | — | — | — | — | — | $2,689.28 | $2,689.28 | Paid |
| P3J | — | — | — | — | — | — | $500.00 | $500.00 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $82,931.81 | $82,931.81 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $5,176,252 | $5,176,252 | +0.0% |
| Assessed Value | $5,176,252 | $5,176,252 | +0.0% |
| Land Value | $3,276,800 | $3,276,800 | +0.0% |
| Improvement Value | $1,899,452 | $1,899,452 | +0.0% |
| Taxable Value | $3,003,215 | $3,407,326 | -11.9% |
| Exemptions | HT | HT | |
| Total Tax 2026 = estimate |
~$61,460
Estimated
|
~$82,932
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $5,984,474 | $5,176,252 | -808,222 (-13.5%) |
| Taxable Value | $3,811,437 | $3,003,215 | -808,222 (-21.2%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $5,176,252 | $3,276,800 | $1,899,452 | — | $5,176,252 | $3,003,215 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $5,176,252 | $3,276,800 | $1,899,452 | — | $5,176,252 | $3,407,326 | ~$82,932 | Partial |
| 2024 | $4,800,000 | — | — | −$1,523,200 | $3,276,800 | $— | $79,904 | Verified |
| 2023 | $4,892,480 | — | — | −$1,615,680 | $3,276,800 | $— | $69,070 | Verified |
| 2022 | $4,892,480 | — | — | −$1,615,680 | $3,276,800 | $— | $67,934 | Verified |
| 2021 | $6,004,067 | — | — | −$2,727,267 | $3,276,800 | $— | $84,481 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +15.6% | +15.6% | ~100% | Not available | Partial |
| 2025 | +1.5% | +1.5% | ~100% | Not available | Partial |
| 2024 | +4.3% | +4.3% | ~100% | 1.5700% | Verified |
| 2023 | -0.0% | -0.0% | ~100% | 1.4100% | Verified |
| 2022 | -7.7% | -7.7% | ~100% | 1.3900% | Verified |
| 2021 | base year | — | ~100% | 1.4100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -2.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | -2.5% | -3.6% | +7.8% | 2025 | -18.5% | 2022 |
| Assessment Ratio | 100.0% | 76.1% | — | 100.0% | 2025 | 54.6% | 2021 |
| Effective Tax Rate (2025) | 1.6000% | 1.6000% | — | 1.6000% | 2025 | 1.6000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$82,932 | $76,864 | ~$90,491 | $84,481 | 2021 | $67,934 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$4,987,787 | ~$4,987,787 | ~2.0139% | ~$100,451 | -3.6% |
| 2027 | ~$4,806,184 | ~$4,806,184 | ~1.9814% | ~$95,229 | -7.1% |
| 2028 | ~$4,631,192 | ~$4,631,192 | ~1.9488% | ~$90,254 | -10.5% |
| 2029 | ~$4,462,573 | ~$4,462,573 | ~1.9163% | ~$85,516 | -13.8% |
| 2030 | ~$4,300,092 | ~$4,300,092 | ~1.8837% | ~$81,003 | -16.9% |
| 2026 | ~$4,917,439 | ~$4,917,439 | ~2.0465% | ~$100,635 | -5.0% |
| 2027 | ~$4,671,567 | ~$4,671,567 | ~2.0465% | ~$95,603 | -9.8% |
| 2028 | ~$4,437,989 | ~$4,437,989 | ~2.0465% | ~$90,823 | -14.3% |
| 2029 | ~$4,216,090 | ~$4,216,090 | ~2.0465% | ~$86,282 | -18.5% |
| 2030 | ~$4,005,285 | ~$4,005,285 | ~2.0465% | ~$81,968 | -22.6% |
| 2026 | ~$5,091,312 | ~$5,091,312 | ~1.9977% | ~$101,707 | -1.6% |
| 2027 | ~$5,007,766 | ~$5,007,766 | ~1.9488% | ~$97,593 | -3.3% |
| 2028 | ~$4,925,590 | ~$4,925,590 | ~1.9000% | ~$93,587 | -4.8% |
| 2029 | ~$4,844,763 | ~$4,844,763 | ~1.8512% | ~$89,686 | -6.4% |
| 2030 | ~$4,765,263 | ~$4,765,263 | ~1.8024% | ~$85,888 | -7.9% |
In 2025, this property's market value of $5,176,252 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 4× 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 | $5,176,252 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $4,800,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $4,892,480 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $4,892,480 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $6,004,067 | $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.