408 E 6 ST TX 78701
| Owner | SRPF B/PECAN STREET LP |
|---|---|
| Parcel ID | 0206040214 |
| Short ID | 194540 |
| Type | Real |
| Use Code | 31 Night Club / Bar |
| Valuation | Income |
| Improvement SF | 4,260 SF |
| Land SF | 2,551 SF |
| Acres | 0.059 |
| Year Built | 2006 |
| Legal | .0586 AC OF LOT 2 BLOCK 066 ORIGINAL CITY |
| Neighborhood | 31CBD |
| Land | $1,020,400 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,020,400 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $964,520 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $964,520 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $964,520 |
| Taxable Value | $964,520 |
|---|
Appreciation: Market value has fallen -40.3% from $1,615,133 (2021) to $964,520 (2025), a CAGR of -12.1% 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 $19,739. 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 106% of market value ($1,020,400 land vs $0 improvements), about $400/SF of land. With value concentrated in the land, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $964,520, 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 -12.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $506,337 by 2030, with an estimated annual tax burden around $9,538. 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 |
|---|---|---|---|
| 491 | SPRINKLER HEADS | 4,260 SF | ✗ |
| 511 | DECK | 2,540 SF | ✗ |
| 1ST | 1st Floor | 2,420 SF | ✓ |
| 2ND | 2nd Floor | 1,840 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% | $8,923.74 | $8,923.74 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $5,054.25 | $5,054.25 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,625.10 | $3,625.10 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,138.36 | $1,138.36 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $997.31 | $997.31 | Paid |
| P3J | — | — | — | — | — | — | $500.00 | $500.00 | Paid |
| P2U | — | — | — | — | — | — | $429.68 | $429.68 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $20,668.44 | $20,668.44 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,125,759 | $964,520 | +16.7% |
| Assessed Value | $1,125,759 | $964,520 | +16.7% |
| Land Value | $1,020,400 | $1,020,400 | +0.0% |
| Improvement Value | $105,359 | — | — |
| Taxable Value | $1,125,759 | $964,520 | +16.7% |
| Total Tax 2026 = estimate |
~$23,038
Estimated
|
~$20,668
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,125,759 | $1,125,759 | +0 (+0.0%) |
| Taxable Value | $1,125,759 | $1,125,759 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,125,759 | $1,020,400 | $105,359 | — | $1,125,759 | $1,125,759 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $964,520 | $1,020,400 | — | — | $964,520 | $964,520 | ~$20,668 | Partial |
| 2024 | $1,509,739 | — | — | −$645,155 | $864,584 | $— | $17,972 | Verified |
| 2023 | $1,372,262 | — | — | −$351,862 | $1,020,400 | $— | $28,749 | Verified |
| 2022 | $1,426,304 | — | — | −$405,904 | $1,020,400 | $— | $28,473 | Verified |
| 2021 | $1,615,133 | — | — | −$594,733 | $1,020,400 | $— | $32,472 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +16.7% | +16.7% | ~100% | Not available | Partial |
| 2025 | +11.6% | +11.6% | ~100% | Not available | Partial |
| 2024 | -42.7% | -42.7% | ~100% | 2.0800% | Verified |
| 2023 | +10.0% | +10.0% | ~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): -32.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +16.7% | -5.0% | -14.6% | +16.7% | 2026 | -36.1% | 2025 |
| Assessment Ratio | 100.0% | 77.7% | — | 100.0% | 2025 | 57.3% | 2024 |
| 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 |
$20,668 | $25,667 | ~$13,038 | $32,472 | 2021 | $17,972 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$847,885 | ~$847,885 | ~2.0139% | ~$17,076 | -12.1% |
| 2027 | ~$745,354 | ~$745,354 | ~1.9814% | ~$14,768 | -22.7% |
| 2028 | ~$655,222 | ~$655,222 | ~1.9488% | ~$12,769 | -32.1% |
| 2029 | ~$575,989 | ~$575,989 | ~1.9163% | ~$11,038 | -40.3% |
| 2030 | ~$506,337 | ~$506,337 | ~1.8837% | ~$9,538 | -47.5% |
| 2026 | ~$916,294 | ~$916,294 | ~2.0465% | ~$18,752 | -5.0% |
| 2027 | ~$870,479 | ~$870,479 | ~2.0465% | ~$17,814 | -9.8% |
| 2028 | ~$826,955 | ~$826,955 | ~2.0465% | ~$16,924 | -14.3% |
| 2029 | ~$785,608 | ~$785,608 | ~2.0465% | ~$16,077 | -18.5% |
| 2030 | ~$746,327 | ~$746,327 | ~2.0465% | ~$15,273 | -22.6% |
| 2026 | ~$867,175 | ~$867,175 | ~1.9977% | ~$17,323 | -10.1% |
| 2027 | ~$779,655 | ~$779,655 | ~1.9488% | ~$15,194 | -19.2% |
| 2028 | ~$700,968 | ~$700,968 | ~1.9000% | ~$13,319 | -27.3% |
| 2029 | ~$630,223 | ~$630,223 | ~1.8512% | ~$11,667 | -34.7% |
| 2030 | ~$566,617 | ~$566,617 | ~1.8024% | ~$10,213 | -41.3% |
In 2025, this property's market value of $964,520 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -32% 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 | $964,520 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $1,509,739 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,372,262 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $1,426,304 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,615,133 | $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.