502 E 6 ST TX 78701
| Owner | FRC&A LLC |
|---|---|
| Parcel ID | 0206040612 |
| Short ID | 194590 |
| Type | Real |
| Use Code | 20 Small Store (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 3,024 SF |
| Land SF | 2,330 SF |
| Acres | 0.053 |
| Year Built | 1956 |
| Legal | LOT 1B BLK 65 RESUB PART OF LOT 1 BLOCK 65 DACY RESUB (TOTAL SQ FT 2330) |
| Neighborhood | 20CBD |
| Land | $815,500 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $815,500 |
| Improvement | $66,902 |
|---|---|
| Total Improvement | $66,902 |
| Market | $882,402 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $882,402 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $882,402 |
| Taxable Value | $882,402 |
|---|
Appreciation: Market value has fallen -3.0% from $909,738 (2021) to $882,402 (2025), a CAGR of -0.8% 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 $18,058. 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 92% of market value ($815,500 land vs $66,902 improvements), about $350/SF of land. With value concentrated in the land under a ~70-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 $882,402, 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 -0.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $849,384 by 2030, with an estimated annual tax burden around $16,000. 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 | 2,304 SF | ✓ |
| 2ND | 2nd Floor | 720 SF | ✓ |
| 501 | CANOPY | 90 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% | $8,163.98 | $8,163.98 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $4,623.94 | $4,623.94 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,316.46 | $3,316.46 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,041.44 | $1,041.44 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $912.40 | $912.40 | Paid |
| P3J | — | — | — | — | — | — | $500.00 | $500.00 | Paid |
| P2U | — | — | — | — | — | — | $353.72 | $353.72 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $18,911.94 | $18,911.94 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $925,848 | $882,402 | +4.9% |
| Assessed Value | $925,848 | $882,402 | +4.9% |
| Land Value | $932,000 | $815,500 | +14.3% |
| Improvement Value | — | $66,902 | — |
| Taxable Value | $925,848 | $882,402 | +4.9% |
| Total Tax 2026 = estimate |
~$18,947
Estimated
|
~$18,912
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $925,848 | $925,848 | +0 (+0.0%) |
| Taxable Value | $925,848 | $925,848 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $925,848 | $932,000 | — | — | $925,848 | $925,848 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $882,402 | $815,500 | $66,902 | — | $882,402 | $882,402 | ~$18,912 | Partial |
| 2024 | $899,394 | — | — | −$83,894 | $815,500 | $— | $18,722 | Verified |
| 2023 | $821,159 | — | — | −$122,159 | $699,000 | $— | $17,142 | Verified |
| 2022 | $796,080 | — | — | −$97,080 | $699,000 | $— | $17,038 | Verified |
| 2021 | $909,738 | — | — | −$210,738 | $699,000 | $— | $18,124 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +4.9% | +4.9% | ~100% | Not available | Partial |
| 2025 | -2.0% | -2.0% | ~100% | Not available | Partial |
| 2024 | +0.2% | +0.2% | ~100% | 2.0800% | Verified |
| 2023 | +9.5% | +9.5% | ~100% | 1.9100% | Verified |
| 2022 | +3.2% | +3.2% | ~100% | 2.0700% | Verified |
| 2021 | base year | — | ~100% | 1.9900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +10.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +4.9% | +0.6% | -1.7% | +9.5% | 2024 | -12.5% | 2022 |
| Assessment Ratio | 100.0% | 90.1% | — | 100.0% | 2025 | 76.8% | 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 |
$18,912 | $17,988 | ~$16,813 | $18,912 | 2025 | $17,038 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$875,697 | ~$875,697 | ~2.0139% | ~$17,636 | -0.8% |
| 2027 | ~$869,044 | ~$869,044 | ~1.9814% | ~$17,219 | -1.5% |
| 2028 | ~$862,440 | ~$862,440 | ~1.9488% | ~$16,808 | -2.3% |
| 2029 | ~$855,887 | ~$855,887 | ~1.9163% | ~$16,401 | -3.0% |
| 2030 | ~$849,384 | ~$849,384 | ~1.8837% | ~$16,000 | -3.7% |
| 2026 | ~$858,049 | ~$858,049 | ~2.0465% | ~$17,560 | -2.8% |
| 2027 | ~$834,369 | ~$834,369 | ~2.0465% | ~$17,075 | -5.4% |
| 2028 | ~$811,342 | ~$811,342 | ~2.0465% | ~$16,604 | -8.1% |
| 2029 | ~$788,950 | ~$788,950 | ~2.0465% | ~$16,146 | -10.6% |
| 2030 | ~$767,176 | ~$767,176 | ~2.0465% | ~$15,700 | -13.1% |
| 2026 | ~$893,345 | ~$893,345 | ~1.9977% | ~$17,846 | +1.2% |
| 2027 | ~$904,424 | ~$904,424 | ~1.9488% | ~$17,626 | +2.5% |
| 2028 | ~$915,641 | ~$915,641 | ~1.9000% | ~$17,397 | +3.8% |
| 2029 | ~$926,996 | ~$926,996 | ~1.8512% | ~$17,160 | +5.1% |
| 2030 | ~$938,493 | ~$938,493 | ~1.8024% | ~$16,915 | +6.4% |
In 2025, this property's market value of $882,402 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -38% 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 | $882,402 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $899,394 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $821,159 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $796,080 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $909,738 | $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.