422 E 6 ST TX 78701
| Owner | JO ME NI |
|---|---|
| Parcel ID | 0206040208 |
| Short ID | 194534 |
| Type | Real |
| Use Code | 31 Night Club / Bar |
| Valuation | Income |
| Improvement SF | 8,494 SF |
| Land SF | 5,888 SF |
| Acres | 0.135 |
| Year Built | 1965 |
| Legal | E 46FT OF LOT 4 BLOCK 066 ORIGINAL CITY (TOTAL SQ FT 5888) |
| Neighborhood | 31CBD |
| Land | $2,355,200 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,355,200 |
| Improvement | $721,663 |
|---|---|
| Total Improvement | $721,663 |
| Market | $3,076,863 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,076,863 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $3,076,863 |
| Taxable Value | $3,076,863 |
|---|
Appreciation: Market value has fallen -4.5% from $3,220,417 (2021) to $3,076,863 (2025), a CAGR of -1.1% 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 $62,968. 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 77% of market value ($2,355,200 land vs $721,663 improvements), about $400/SF of land. With value concentrated in the land under a ~61-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 $3,076,863, 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 -1.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,906,386 by 2030, with an estimated annual tax burden around $54,749. 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 |
|---|---|---|---|
| 1ST | 1st Floor | 5,842 SF | ✓ |
| 511 | DECK | 3,190 SF | ✗ |
| 2ND | 2nd Floor | 2,652 SF | ✓ |
| 501 | CANOPY | 900 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% | $28,467.14 | $28,467.14 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $16,123.29 | $16,123.29 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $11,564.24 | $11,564.24 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,631.41 | $3,631.41 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $3,181.48 | $3,181.48 | Paid |
| P2U | — | — | — | — | — | — | $2,383.60 | $2,383.60 | Paid |
| P3J | — | — | — | — | — | — | $500.00 | $500.00 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $65,851.16 | $65,851.16 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,209,909 | $3,076,863 | +4.3% |
| Assessed Value | $3,209,909 | $3,076,863 | +4.3% |
| Land Value | $2,355,200 | $2,355,200 | +0.0% |
| Improvement Value | $854,709 | $721,663 | +18.4% |
| Taxable Value | $2,193,754 | $3,076,863 | -28.7% |
| Exemptions | HT | None | |
| Total Tax 2026 = estimate |
~$44,895
Estimated
|
~$65,851
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,209,909 | $3,209,909 | +0 (+0.0%) |
| Taxable Value | $2,193,754 | $2,193,754 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,209,909 | $2,355,200 | $854,709 | — | $3,209,909 | $2,193,754 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,076,863 | $2,355,200 | $721,663 | — | $3,076,863 | $3,076,863 | ~$65,851 | Partial |
| 2024 | $3,010,263 | — | — | −$655,063 | $2,355,200 | $— | $49,918 | Verified |
| 2023 | $2,736,123 | — | — | −$380,923 | $2,355,200 | $— | $44,700 | Verified |
| 2022 | $2,843,888 | — | — | −$488,688 | $2,355,200 | $— | $45,256 | Verified |
| 2021 | $3,220,417 | — | — | −$865,217 | $2,355,200 | $— | $51,074 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +4.3% | +4.3% | ~100% | Not available | Partial |
| 2025 | -0.7% | -0.7% | ~100% | Not available | Partial |
| 2024 | +2.9% | +2.9% | ~100% | 1.6100% | Verified |
| 2023 | +10.0% | +10.0% | ~100% | 1.4800% | Verified |
| 2022 | -3.8% | -3.8% | ~100% | 1.6500% | Verified |
| 2021 | base year | — | ~100% | 1.5900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +8.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +4.3% | +0.2% | -2.0% | +10.0% | 2024 | -11.7% | 2022 |
| Assessment Ratio | 100.0% | 86.7% | — | 100.0% | 2025 | 73.1% | 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 |
$65,851 | $51,360 | ~$57,977 | $65,851 | 2025 | $44,700 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,041,986 | ~$3,041,986 | ~2.0139% | ~$61,264 | -1.1% |
| 2027 | ~$3,007,504 | ~$3,007,504 | ~1.9814% | ~$59,590 | -2.3% |
| 2028 | ~$2,973,413 | ~$2,973,413 | ~1.9488% | ~$57,947 | -3.4% |
| 2029 | ~$2,939,708 | ~$2,939,708 | ~1.9163% | ~$56,333 | -4.5% |
| 2030 | ~$2,906,386 | ~$2,906,386 | ~1.8837% | ~$54,749 | -5.5% |
| 2026 | ~$2,980,448 | ~$2,980,448 | ~2.0465% | ~$60,994 | -3.1% |
| 2027 | ~$2,887,055 | ~$2,887,055 | ~2.0465% | ~$59,083 | -6.2% |
| 2028 | ~$2,796,588 | ~$2,796,588 | ~2.0465% | ~$57,232 | -9.1% |
| 2029 | ~$2,708,956 | ~$2,708,956 | ~2.0465% | ~$55,438 | -12.0% |
| 2030 | ~$2,624,070 | ~$2,624,070 | ~2.0465% | ~$53,701 | -14.7% |
| 2026 | ~$3,103,523 | ~$3,103,523 | ~1.9977% | ~$61,998 | +0.9% |
| 2027 | ~$3,130,414 | ~$3,130,414 | ~1.9488% | ~$61,007 | +1.7% |
| 2028 | ~$3,157,538 | ~$3,157,538 | ~1.9000% | ~$59,994 | +2.6% |
| 2029 | ~$3,184,897 | ~$3,184,897 | ~1.8512% | ~$58,959 | +3.5% |
| 2030 | ~$3,212,493 | ~$3,212,493 | ~1.8024% | ~$57,901 | +4.4% |
In 2025, this property's market value of $3,076,863 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +117% 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 | $3,076,863 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $3,010,263 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $2,736,123 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $2,843,888 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $3,220,417 | $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.