525 E 6 ST TX 78701
| Owner | SHELTON MICHAEL L & SHANNON SEDWICK |
|---|---|
| Parcel ID | 0206040511 |
| Short ID | 194574 |
| Type | Real |
| Use Code | 31 Night Club / Bar |
| Valuation | Income |
| Improvement SF | 8,008 SF |
| Land SF | 8,832 SF |
| Acres | 0.203 |
| Year Built | 1965 |
| Legal | LOT 5 BLOCK 060 ORIGINAL CITY (TOTAL SQ FT 8832) |
| Neighborhood | 31CBD |
| Land | $3,091,200 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,091,200 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $2,986,980 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,986,980 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,986,980 |
| Taxable Value | $2,986,980 |
|---|
Appreciation: Market value has risen +6.5% from $2,805,000 (2021) to $2,986,980 (2025), a CAGR of 1.6% 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 $61,128. 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 103% of market value ($3,091,200 land vs $0 improvements), about $350/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 $2,986,980, 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 +1.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,231,146 by 2030, with an estimated annual tax burden around $60,866. 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 | 8,008 SF | ✓ |
| 501 | CANOPY | 756 SF | ✗ |
| 611 | TERRACE | 508 SF | ✗ |
| 511 | DECK | 168 SF | ✗ |
| 437 | FENCE MASON LF | 41 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% | $27,635.54 | $27,635.54 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $15,652.28 | $15,652.28 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $11,226.41 | $11,226.41 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,525.32 | $3,525.32 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $3,088.54 | $3,088.54 | Paid |
| P2U | — | — | — | — | — | — | $2,300.46 | $2,300.46 | Paid |
| P3J | — | — | — | — | — | — | $500.00 | $500.00 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $63,928.55 | $63,928.55 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,161,914 | $2,986,980 | +5.9% |
| Assessed Value | $3,161,914 | $2,986,980 | +5.9% |
| Land Value | $3,532,800 | $3,091,200 | +14.3% |
| Improvement Value | — | — | — |
| Taxable Value | $3,161,914 | $2,986,980 | +5.9% |
| Total Tax 2026 = estimate |
~$64,708
Estimated
|
~$63,929
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,668,966 | $3,161,914 | -507,052 (-13.8%) |
| Taxable Value | $3,584,376 | $3,161,914 | -422,462 (-11.8%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,161,914 | $3,532,800 | — | — | $3,161,914 | $3,161,914 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,986,980 | $3,091,200 | — | — | $2,986,980 | $2,986,980 | ~$63,929 | Partial |
| 2024 | $2,750,000 | — | — | — | $2,814,469 ! | $— | $58,418 | Verified |
| 2023 | $2,681,504 | — | — | −$31,904 | $2,649,600 | $— | $52,336 | Verified |
| 2022 | $2,681,504 | — | — | −$31,904 | $2,649,600 | $— | $55,639 | Verified |
| 2021 | $2,805,000 | — | — | −$155,400 | $2,649,600 | $— | $61,049 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +22.8% | +20.0% | 97.7% | Not available | Partial |
| 2025 | +6.1% | +6.1% | ~100% | Not available | Partial |
| 2024 | +2.3% | +2.3% | ~100% | 2.0800% | Verified |
| 2023 | +2.6% | +2.6% | ~100% | 1.9000% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 2.0700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +11.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +5.9% | +2.5% | +0.5% | +8.6% | 2025 | -4.4% | 2022 |
| Assessment Ratio | 100.0% | 99.1% | — | 102.3% | 2024 | 94.5% | 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 |
$63,929 | $58,274 | ~$61,005 | $63,929 | 2025 | $52,336 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,034,291 | ~$3,034,291 | ~2.0139% | ~$61,109 | +1.6% |
| 2027 | ~$3,082,351 | ~$3,082,351 | ~1.9814% | ~$61,073 | +3.2% |
| 2028 | ~$3,131,172 | ~$3,131,172 | ~1.9488% | ~$61,022 | +4.8% |
| 2029 | ~$3,180,766 | ~$3,180,766 | ~1.9163% | ~$60,953 | +6.5% |
| 2030 | ~$3,231,146 | ~$3,231,146 | ~1.8837% | ~$60,866 | +8.2% |
| 2026 | ~$2,974,551 | ~$2,974,551 | ~2.0465% | ~$60,874 | -0.4% |
| 2027 | ~$2,962,174 | ~$2,962,174 | ~2.0465% | ~$60,620 | -0.8% |
| 2028 | ~$2,949,848 | ~$2,949,848 | ~2.0465% | ~$60,368 | -1.2% |
| 2029 | ~$2,937,574 | ~$2,937,574 | ~2.0465% | ~$60,117 | -1.7% |
| 2030 | ~$2,925,350 | ~$2,925,350 | ~2.0465% | ~$59,867 | -2.1% |
| 2026 | ~$3,094,030 | ~$3,094,030 | ~1.9977% | ~$61,808 | +3.6% |
| 2027 | ~$3,204,917 | ~$3,204,917 | ~1.9488% | ~$62,459 | +7.3% |
| 2028 | ~$3,319,778 | ~$3,319,778 | ~1.9000% | ~$63,076 | +11.1% |
| 2029 | ~$3,438,755 | ~$3,438,755 | ~1.8512% | ~$63,658 | +15.1% |
| 2030 | ~$3,561,997 | ~$3,561,997 | ~1.8024% | ~$64,200 | +19.3% |
In 2025, this property's market value of $2,986,980 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +111% 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 | $2,986,980 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $2,750,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $2,681,504 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $2,681,504 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $2,805,000 | $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.