412 E 6 ST TX 78701
| Owner | 412 E 6TH ST LLC & WILLIAM E SIMS |
|---|---|
| Parcel ID | 0206040212 |
| Short ID | 194538 |
| Type | Real |
| Use Code | 20 Small Store (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 3,104 SF |
| Land SF | 2,067 SF |
| Acres | 0.047 |
| Year Built | 1900 |
| Legal | W16.15 FT OF LOT 3 BLOCK 066 ORIGINAL CITY (TOTAL SQ FT 2067) |
| Neighborhood | 20CBD |
| Land | $826,800 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $826,800 |
| Improvement | $84,718 |
|---|---|
| Total Improvement | $84,718 |
| Market | $911,518 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $911,518 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $911,518 |
| Exemptions (−) (HT) | −$249,059 |
|---|---|
| Taxable Value | $662,459 |
Appreciation: Market value has fallen -2.4% from $933,807 (2021) to $911,518 (2025), a CAGR of -0.6% 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 $13,557. Austin ISD is the largest single contributor, at 46.6% 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 91% of market value ($826,800 land vs $84,718 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 $911,518, 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 -0.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $884,403 by 2030, with an estimated annual tax burden around $16,660. 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.
5 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,392 SF | ✓ |
| 2ND | 2nd Floor | 1,392 SF | ✓ |
| 031C | GARAGE DET 1ST COMM | 336 SF | ✓ |
| 3RD | 3rd Floor | 320 SF | ✓ |
| SO | Sketch Only | 64 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% | $7,281.21 | $7,281.21 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,471.40 | $3,471.40 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,489.82 | $2,489.82 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $942.51 | $942.51 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $781.85 | $781.85 | Paid |
| P3J | — | — | — | — | — | — | $500.00 | $500.00 | Paid |
| P2U | — | — | — | — | — | — | $150.27 | $150.27 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $15,617.06 | $15,617.06 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $917,645 | $911,518 | +0.7% |
| Assessed Value | $917,645 | $911,518 | +0.7% |
| Land Value | $826,800 | $826,800 | +0.0% |
| Improvement Value | $90,845 | $84,718 | +7.2% |
| Taxable Value | $665,522 | $662,459 | +0.5% |
| Exemptions | HT | HT | |
| Total Tax 2026 = estimate |
~$13,620
Estimated
|
~$15,617
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $917,645 | $917,645 | +0 (+0.0%) |
| Taxable Value | $665,522 | $665,522 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $917,645 | $826,800 | $90,845 | — | $917,645 | $665,522 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $911,518 | $826,800 | $84,718 | — | $911,518 | $662,459 | ~$15,617 | Partial |
| 2024 | $911,963 | — | — | −$85,163 | $826,800 | $— | $18,920 | Verified |
| 2023 | $874,455 | — | — | −$47,655 | $826,800 | $— | $17,381 | Verified |
| 2022 | $877,922 | — | — | −$51,122 | $826,800 | $— | $18,144 | Verified |
| 2021 | $933,807 | — | — | −$107,007 | $826,800 | $— | $14,692 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.7% | +0.7% | ~100% | Not available | Partial |
| 2025 | +0.1% | +0.1% | ~100% | Not available | Partial |
| 2024 | -0.2% | -0.2% | ~100% | 2.0800% | Verified |
| 2023 | +4.3% | +4.3% | ~100% | 1.9100% | Verified |
| 2022 | -0.4% | -0.4% | ~100% | 2.0700% | Verified |
| 2021 | base year | — | ~100% | 1.5700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +3.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.7% | -0.3% | -0.7% | +4.3% | 2024 | -6.0% | 2022 |
| Assessment Ratio | 100.0% | 94.7% | — | 100.0% | 2025 | 88.5% | 2021 |
| Effective Tax Rate (2025) | 1.7100% | 1.7100% | — | 1.7100% | 2025 | 1.7100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$15,617 | $16,951 | ~$17,449 | $18,920 | 2024 | $14,692 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$906,029 | ~$906,029 | ~2.0139% | ~$18,247 | -0.6% |
| 2027 | ~$900,574 | ~$900,574 | ~1.9814% | ~$17,844 | -1.2% |
| 2028 | ~$895,151 | ~$895,151 | ~1.9488% | ~$17,445 | -1.8% |
| 2029 | ~$889,761 | ~$889,761 | ~1.9163% | ~$17,050 | -2.4% |
| 2030 | ~$884,403 | ~$884,403 | ~1.8837% | ~$16,660 | -3.0% |
| 2026 | ~$887,799 | ~$887,799 | ~2.0465% | ~$18,169 | -2.6% |
| 2027 | ~$864,697 | ~$864,697 | ~2.0465% | ~$17,696 | -5.1% |
| 2028 | ~$842,197 | ~$842,197 | ~2.0465% | ~$17,235 | -7.6% |
| 2029 | ~$820,281 | ~$820,281 | ~2.0465% | ~$16,787 | -10.0% |
| 2030 | ~$798,937 | ~$798,937 | ~2.0465% | ~$16,350 | -12.4% |
| 2026 | ~$924,260 | ~$924,260 | ~1.9977% | ~$18,464 | +1.4% |
| 2027 | ~$937,180 | ~$937,180 | ~1.9488% | ~$18,264 | +2.8% |
| 2028 | ~$950,280 | ~$950,280 | ~1.9000% | ~$18,055 | +4.3% |
| 2029 | ~$963,564 | ~$963,564 | ~1.8512% | ~$17,837 | +5.7% |
| 2030 | ~$977,033 | ~$977,033 | ~1.8024% | ~$17,610 | +7.2% |
In 2025, this property's market value of $911,518 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -36% 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 | $911,518 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $911,963 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $874,455 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $877,922 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $933,807 | $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.