404 E 6 ST TX 78701
| Owner | 404 E SIXTH STREET LTD |
|---|---|
| Parcel ID | 0206040216 |
| Short ID | 194542 |
| Type | Real |
| Use Code | 31 Night Club / Bar |
| Valuation | Income |
| Improvement SF | 3,042 SF |
| Land SF | 2,944 SF |
| Acres | 0.068 |
| Year Built | 1925 |
| Legal | E 23FT OF LOT 1 BLOCK 066 ORIGINAL CITY (TOTAL SQ FT 2944) |
| Neighborhood | 31CBD |
| Land | $1,177,600 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,177,600 |
| Improvement | $8,520 |
|---|---|
| Total Improvement | $8,520 |
| Market | $1,186,120 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,186,120 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,186,120 |
| Exemptions (−) (HT) | −$298,660 |
|---|---|
| Taxable Value | $887,460 |
Appreciation: Market value has fallen -6.7% from $1,271,054 (2021) to $1,186,120 (2025), a CAGR of -1.7% 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 $18,162. Austin ISD is the largest single contributor, at 46.3% 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 99% of market value ($1,177,600 land vs $8,520 improvements), about $400/SF of land. With value concentrated in the land under a ~101-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 $1,186,120, 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 -1.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,087,889 by 2030, with an estimated annual tax burden around $20,493. 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.
3 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,593 SF | ✓ |
| 2ND | 2nd Floor | 1,449 SF | ✓ |
| 336 | FENCE MASON FV | 1 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% | $9,592.38 | $9,592.38 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $4,650.44 | $4,650.44 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,335.47 | $3,335.47 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,226.45 | $1,226.45 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,047.41 | $1,047.41 | Paid |
| P3J | — | — | — | — | — | — | $500.00 | $500.00 | Paid |
| P2U | — | — | — | — | — | — | $358.40 | $358.40 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $20,710.55 | $20,710.55 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,133,512 | $1,186,120 | -4.4% |
| Assessed Value | $1,133,512 | $1,186,120 | -4.4% |
| Land Value | $1,177,600 | $1,177,600 | +0.0% |
| Improvement Value | — | $8,520 | — |
| Taxable Value | $834,650 | $887,460 | -6.0% |
| Exemptions | HT | HT | |
| Total Tax 2026 = estimate |
~$17,081
Estimated
|
~$20,711
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,186,523 | $1,133,512 | -53,011 (-4.5%) |
| Taxable Value | $887,661 | $834,650 | -53,011 (-6.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,133,512 | $1,177,600 | — | — | $1,133,512 | $834,650 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,186,120 | $1,177,600 | $8,520 | — | $1,186,120 | $887,460 | ~$20,711 | Partial |
| 2024 | $1,275,000 | — | — | −$97,400 | $1,177,600 | $— | $20,979 | Verified |
| 2023 | $1,207,000 | — | — | −$29,400 | $1,177,600 | $— | $19,573 | Verified |
| 2022 | $1,207,000 | — | — | −$29,400 | $1,177,600 | $— | $20,476 | Verified |
| 2021 | $1,271,054 | — | — | −$93,454 | $1,177,600 | $— | $22,407 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | -4.9% | -4.9% | ~100% | Not available | Partial |
| 2024 | -2.2% | -2.2% | ~100% | 1.6800% | Verified |
| 2023 | -0.6% | -0.6% | ~100% | 1.5400% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.6000% | Verified |
| 2021 | base year | — | ~100% | 1.7600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -7.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -4.4% | -2.2% | -0.8% | +5.6% | 2024 | -7.0% | 2025 |
| Assessment Ratio | 100.0% | 96.7% | — | 100.0% | 2025 | 92.4% | 2024 |
| Effective Tax Rate (2025) | 1.7500% | 1.7500% | — | 1.7500% | 2025 | 1.7500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$20,711 | $20,829 | ~$21,966 | $22,407 | 2021 | $19,573 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,165,789 | ~$1,165,789 | ~2.0139% | ~$23,478 | -1.7% |
| 2027 | ~$1,145,806 | ~$1,145,806 | ~1.9814% | ~$22,703 | -3.4% |
| 2028 | ~$1,126,165 | ~$1,126,165 | ~1.9488% | ~$21,947 | -5.1% |
| 2029 | ~$1,106,861 | ~$1,106,861 | ~1.9163% | ~$21,211 | -6.7% |
| 2030 | ~$1,087,889 | ~$1,087,889 | ~1.8837% | ~$20,493 | -8.3% |
| 2026 | ~$1,142,066 | ~$1,142,066 | ~2.0465% | ~$23,372 | -3.7% |
| 2027 | ~$1,099,649 | ~$1,099,649 | ~2.0465% | ~$22,504 | -7.3% |
| 2028 | ~$1,058,806 | ~$1,058,806 | ~2.0465% | ~$21,668 | -10.7% |
| 2029 | ~$1,019,481 | ~$1,019,481 | ~2.0465% | ~$20,864 | -14.0% |
| 2030 | ~$981,616 | ~$981,616 | ~2.0465% | ~$20,089 | -17.2% |
| 2026 | ~$1,189,511 | ~$1,189,511 | ~1.9977% | ~$23,762 | +0.3% |
| 2027 | ~$1,192,912 | ~$1,192,912 | ~1.9488% | ~$23,248 | +0.6% |
| 2028 | ~$1,196,322 | ~$1,196,322 | ~1.9000% | ~$22,730 | +0.9% |
| 2029 | ~$1,199,742 | ~$1,199,742 | ~1.8512% | ~$22,210 | +1.1% |
| 2030 | ~$1,203,172 | ~$1,203,172 | ~1.8024% | ~$21,686 | +1.4% |
In 2025, this property's market value of $1,186,120 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -16% 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 | $1,186,120 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $1,275,000 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $1,207,000 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $1,207,000 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $1,271,054 | $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.