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⤓ Export Due Diligence PDF

900 RED RIVER ST TX 78701

Travis County, TX · Commercial Appraisal: 2025 Certified Billing: 2025 Partial 2021–24 billing ✓
2025 Certified
Market Value
$4,029,354
2025 Verified
Taxable Value
$3,132,496
2025 Verified (22% below market)
Total Tax
~$66,541
2025 Partial
Effective Tax Rate (2025)
1.6500%
2025 Tax ÷ 2025 Market Value Partial
2026 Preliminary
Market Value
$7,000,000
+73.7% 2025 → 2026 Preliminary
Taxable Value
$3,758,995
2026 Preliminary (46% below market)
Est. 2026 Total Tax
~$76,927
2026 Estimated
Est. 2026 Effective Tax Rate
1.0990%
Est. 2026 Tax ÷ 2026 Market Value Estimated
Overview History Projection Position
2026 Property Tax Calendar Today: July 20, 2026
Valuation Date
Jan 1
Notices Mailed
Apr 15
Protest DeadlineYou are here
May 15
5 days to next
Roll Certified
Jul 25
This parcel's 2026 values are still Preliminary as of today.
Rates Adopted
Sep 1
Bills Mailed
Oct 1
Payment Due
Jan 31
Statutory Travis County annual property-tax calendar — Tax Code §23.01 (valuation), §41.44 (protest deadline); see TCAD's Property Tax System ↗ and the Travis County Tax Office's Truth in Taxation Summary ↗ for full citations (also on the Info page). "Notices Mailed" and "Protest Deadline" show the general statutory window — this parcel's own notice-mailed date isn't in Parcelytics' dataset, so it isn't shown as if it were.
Property Info
Owner 900 RED RIVER LLC
Parcel ID 0206040908
Short ID 194616
Type Real
Use Code 31 Night Club / Bar
Valuation Income
Improvement SF 1,464 SF
Land SF 17,664 SF
Acres 0.406
Year Built 1965
Legal LOT 3-4 BLOCK 114 ORIGINAL CITY
Neighborhood 31CBD
View this property on TCAD ↗
Current Values 2025 Certified
Land$4,822,272
Special Use Land MarketNot Available
Total Land $4,822,272
Improvement—
Total Improvement —
Market$4,029,354
Special Use Exclusion (−)Not Available
Appraised$4,029,354
Value Limitation Adjustment (−) (homestead cap)−$896,858
Net Appraised (assessed) $3,132,496
Taxable Value $3,132,496
Build-up from 2025 TCAD certified values. Land and Improvement are shown as single totals — Parcelytics' loaders capture one aggregate value per year, not TCAD's Homesite / Non-Homesite split. Special Use Land Market and Special Use Exclusion (agricultural/productivity valuation) are not in the current dataset.
Satellite View Imagery: Esri
Satellite image not available
We couldn't locate this property on the map — this can happen for parcels whose address our geocoder can't confidently match.
Investor Insight Report

Appreciation: Market value has risen +86.6% from $2,159,672 (2021) to $4,029,354 (2025), a CAGR of 16.9% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2025→2026), 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 +17.8%, so this parcel has outpaced 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 $64,106. Austin ISD is the largest single contributor, at 43.6% of the total 2025 levy.

Assessment Gap: Assessed value ($3,132,496) is $896,858 below market value, suggesting potential for an upward assessment in future years.

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.

Investment Snapshot — 2025 certified basis
Building (Main)
1,464 SF
living area
Gross Building
1,680 SF
enclosed area
Land
17,664 SF
0.406 ac
Value / Bldg SF
$2,752
all-in (incl. land)
Land $/SF
$273
land value only
Land Value Share
120%
Year Built
1965
~61 yrs old
Eff. Tax Rate
1.650%
total tax ÷ market value
Assessment Ratio
77.7%
below typical ~100%
Est. Annual Tax
$64,106
2025 taxable × rate

Value Composition: Land carries 120% of market value ($4,822,272 land vs $0 improvements), about $273/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 $4,029,354, this parcel sits in the top quartile (≥75th percentile) of Commercial property in Travis County — county median $1,382,921 (P25 $632,506 / P75 $3,258,143, n=13,595). 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 +26.5% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $22,688,630 by 2031, with an estimated annual tax burden around $114,040. 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.

Property Tax & County News Travis County · live feed
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Headlines via Google News for “Travis County property tax” / Travis Central Appraisal District. Dates and sources as published; links open the original source in a new tab. Updated hourly.
Improvement Detail
Improvement Value
Not Available
Main Area
1,464 SF
Gross Building Area
1,680 SF
Year Built
1965
TCAD's page also shows Class CD, Exterior Wall, Number of Units, and EFF Year Built per component, plus an "Improvement Features" block (Foundation, Roof Style, Roof Covering, etc.) — not in Parcelytics' current dataset (see footer), so left out here rather than guessed.
8 components · show ▾hide ▴
Code Description SF In Gross
551 PAVED AREA 6,480 SF ✗
611 TERRACE 1,554 SF ✗
1ST 1st Floor 1,464 SF ✓
011C PORCH OPEN 1ST COMM 240 SF ✗
581C STORAGE ATT COMM 168 SF ✓
437 FENCE MASON LF 120 SF ✗
273 COLDSTG VAULT SM 48 SF ✓
539 FENCE FV 1 SF ✗
Source: TCAD Improvement Detail Records. ✓ included in Gross Building Area · ✗ excluded (site improvement, SF-measured attribute, or unconfirmed "Sketch Only"). Component list is aggregated by component code across the whole parcel — TCAD's own per-improvement (imp_id) grouping and wall/roof/ foundation attribute data are not captured by Parcelytics' current loader.
Post-Acquisition Tax Estimate Estimate · Not a prediction
Property: 1,464 SF main area · 1,680 SF gross · 0.406 ac lot
$

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.

Rate Environment
Historical Tax Rates by Entity (Travis County)
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% $28,981.85 $28,981.85 Paid
CAT City of Austin 0.5410% 0.4627% 0.4458% 0.4776% 0.5240% +0.0464% $16,414.81 $16,414.81 Paid
TCO Travis County 0.3574% 0.3182% 0.3047% 0.3444% 0.3758% +0.0314% $11,773.33 $11,773.33 Paid
THD Travis Central Health 0.1118% 0.0987% 0.1007% 0.1080% 0.1180% +0.0101% $3,697.07 $3,697.07 Paid
ACT Austin Community College 0.1048% 0.0987% 0.0986% 0.1013% 0.1034% +0.0021% $3,239.00 $3,239.00 Paid
P2U — — — — — — $2,435.06 $2,435.06 Paid
Combined Rate 2.1767% 1.9749% 1.8092% 1.9818% 2.0465% +0.0647% $66,541.12 $66,541.12 Paid
Rate columns (2021–2025) from Travis County tax rate records. 2025 billing from Travis County Tax Office open data. — = entity not in rate records for that year.
2025 Tax Burden — Entity Split
IAU
43.6% $28,982
CAT
24.7% $16,415
TCO
17.7% $11,773
THD
5.6% $3,697
ACT
4.9% $3,239
P2U
3.7% $2,435
Total: $66,541
2025 billing by taxing entity, ranked by share of total. From Travis County Tax Office open data.
2025 Tax by Entity — Rate, Amount & Share
Entity Tax Rate Amount Due Share
IAU Austin ISD 0.9252% $28,981.85 43.6%
CAT City of Austin 0.5240% $16,414.81 24.7%
TCO Travis County 0.3758% $11,773.33 17.7%
THD Travis Central Health 0.1180% $3,697.07 5.6%
ACT Austin Community College 0.1034% $3,239.00 4.9%
P2U — $2,435.06 3.7%
Total 2.0465% 5 of 6 $66,541.12 100.0%
Value History 2021–2026
Current & Preliminary Values
2026 Preliminary Preliminary 2025 Certified Certified Change 2025→2026
Market Value $7,000,000 $4,029,354 +73.7%
Assessed Value $3,758,995 $3,132,496 +20.0%
Land Value $12,718,080 $4,822,272 +163.7%
Improvement Value — — —
Taxable Value $3,758,995 $3,132,496 +20.0%
HS Cap Loss -$3,241,005 —
Total Tax 2026 = estimate
~$76,927
Estimated
~$66,541
Partial
2026 from June 9, 2026 TCAD preliminary export — subject to change; certified July 25, 2026. No 2026 tax billing until post-certification. Estimated 2026 Total Tax = 2026 preliminary taxable value × 2025 blended entity rates. Actual 2026 tax set after certification and entity budget adoption.
Value History (2021–2026)
Year Market Value Land Value Imprv Value Value Limitation Adj (−) Net Appraised (Assessed) Taxable Value Total Tax Source
2026 Pre $7,000,000 $12,718,080 — −$3,241,005 $3,758,995 $3,758,995 Not yet — post-cert Preliminary
2025 $4,029,354 $4,822,272 — −$896,858 $3,132,496 $3,132,496 ~$66,541 Partial
2024 $4,001,743 $4,822,272 — −$1,391,330 $2,610,413 $2,610,413 $53,686 Verified
2023 $2,175,344 $2,119,680 $55,664 — $2,175,344 $2,175,344 $40,907 Verified
2022 $2,162,530 $2,119,680 $42,850 — $2,162,530 $2,162,530 $44,371 Verified
2021 $2,159,672 $2,119,680 $39,992 — $2,159,672 $2,159,672 $48,669 Verified
Data sources: 2025 — TCAD Certified Appraisal Export (Appraisal: Certified — this describes property value data, not tax billing; see each row's Source column above for billing confidence). 2021–2024 values — Texas Comptroller Annual Jurisdiction Roll (AJR). 2021–2024 tax — sourced directly from Travis County Tax Office billing records (Verified); this is a comprehensive countywide billing load, not a rate-based estimate or portal receipt. See the "2021–24 billing" badge above for this specific parcel's coverage. 2026 — TCAD Preliminary Export, June 9, 2026 (Preliminary — subject to change until July 25, 2026 certification). The totals above are what's Verified for 2021–2024. This page's per-entity billing breakdown (the "2025 Tax by Entity" table) is shown for 2025 only. ! = assessed value exceeds market value in source data — known AJR data quality issue. "Value Limitation Adj" is the same homestead-cap deduction shown in the Current Values panel, computed per year as Market − Assessed. TCAD's own page also shows "Special Use Land Market" and "Special Use Exclusion" — not in Parcelytics' dataset, so they're omitted here rather than shown as $0 (see Current Values panel note).
Value Trend
Market Value vs. Taxable Value gap up to 46.3%
The gap between these two lines is a homestead cap or exemption reducing what's actually taxed below the certified market value -- not a data error. Same market_value / taxable_value figures as the Value History table above.
Year-over-Year Growth & Assessment Metrics
Year MktVal YoY Assessed YoY Asmt Ratio Eff. Tax Rate Coverage
2026 +73.7% +20.0% 53.7% Not available Partial
2025 +0.7% +20.0% 77.7% Not available Partial
2024 +84.0% ! +20.0% 65.2% No billing data Verified
2023 +0.6% +0.6% ~100% No billing data Verified
2022 +0.1% +0.1% ~100% No billing data Verified
2021 base year — ~100% No billing data Verified
Cumulative market value growth (earliest valid year → 2025): +86.6%
Verified = 2025 data with real billing. Partial = 2021–2024 rows in this table reflect AJR appraisal values; billing fields in this table aren't populated for those years (see the Value & Tax History table above for verified 2021–2024 billing). YoY = year-over-year percent change. Assessment ratio = assessed ÷ market.
Annual Trends Tax billing 2025 only
12 Month Hist. Avg Forecast Avg Peak When Trough When
Market Value Growth +73.7% +31.8% +26.5% +84.0% 2024 +0.1% 2022
Assessment Ratio 53.7% 82.8% — 100.0% 2021 53.7% 2026
Effective Tax Rate (2025) 1.6500% 1.6500% — 1.6500% 2025 1.6500% 2025
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed 		$66,541 $50,835 ~$98,081 $66,541 2025 $40,907 2023
12 Month = most recent available year-over-year figure (2025→2026 preliminary if loaded, else 2024→2025). Hist. Avg = average across available AJR 2021–2026 data. Forecast Avg = average of 5-year projection (estimated, not a recorded value). Peak / Trough = highest / lowest observed in the dataset; "When" = year it occurred.
Risk Indicators
Risk Indicators
!
Large Value Jump

Market value changed by 84% in 2024, flagged as unusually large. Verify against comparable sales before using this value in underwriting.

6-Year Projection Estimates Only
5-Year Tax Projection — Scenario Bands ⓘ Estimates Only
Show illustrative scenario:
Year ~Mkt Value ~Assessed ~Rate ~Ann. Tax Value Δ
2027 ~$8,856,051 ~$4,134,895 ~2.0139% ~$83,274 +26.5%
2028 ~$11,204,233 ~$4,548,384 ~1.9814% ~$90,121 +60.1%
2029 ~$14,175,036 ~$5,003,222 ~1.9488% ~$97,505 +102.5%
2030 ~$17,933,549 ~$5,503,545 ~1.9163% ~$105,464 +156.2%
2031 ~$22,688,630 ~$6,053,899 ~1.8837% ~$114,040 +224.1%
These are illustrative scenarios, not statistical confidence ranges. ¹ Based on 2021–2026 preliminary trend, projected forward from 2026. Low: CAGR −2 pp, rates flat. Base: historical CAGR + rate trend (avg YoY change, 2021–2025). High: CAGR +2 pp, rates trend ×1.5. Actual values set by TCAD appraisal and taxing budgets each year.
Formula (per year i = 1–5 years ahead of the baseline year above): Market Value = Base Market × (1 + CAGR)i. Assessed Value = min(Base Assessed × 1.10i, Market Value) if this parcel carries a homestead cap, else = Market Value. Rate = max(0%, Current Combined Rate + Avg. Annual Rate Change × band multiplier × i). Est. Tax = Assessed Value × Rate ÷ 100. Band multiplier: Low = 0 (flat rates), Base = 1.0, High = 1.5. CAGR: Base = observed value CAGR over the baseline window; Low = max(−5%, Base − 2 pp); High = Base + 2 pp.
Submarket Position
Where This Property Stands — Commercial Benchmark

In 2025, this property's market value of $4,029,354 places it in the top 25% for Commercial properties in Travis County (13595 comparable) — +191% above the county median of $1,382,921. 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 $4,029,354 $632,506 $1,382,921 $3,258,143 ↑ Top 25% -0.8%
2024 $4,001,743 $647,500 $1,401,787 $3,362,090 ↑ Top 25% +0.0%
2023 $2,175,344 $651,680 $1,383,015 $3,277,245 ↑ Above median +9.7%
2022 $2,162,530 $535,964 $1,190,250 $2,842,216 ↑ Above median +3.3%
2021 $2,159,672 $538,645 $1,173,514 $2,782,974 ↑ Above median base yr
Benchmark figures for the Commercial group. Bottom 25% / Median / Top 25% = 25th, 50th, 75th percentiles of county market values. Use Code filter runs a live query — count shown reflects actual records for the selected group. 2021–2024 values from the Texas Comptroller Annual Jurisdiction Roll (AJR) — TCAD's own certified data (Appraisal: Verified, unless a specific year's assessed value exceeds market value, in which case that year shows Partial; see the Value & Tax History table above for any flagged years). 2025 from Certified Export (Appraisal: Certified).
Documents & Sources
Source What it provides Coverage for this parcel Confidence
TCAD Certified Appraisal Roll ↗ Market, assessed, and taxable value; land/improvement split; exemptions 2025 Certified
Texas Comptroller Annual Jurisdiction Roll (AJR) Prior-year market and taxable value 2021–2024 Verified
TCAD Preliminary Export ↗ First-look 2026 appraisal value, subject to change at certification 2026 (exported June 9, 2026; certifies July 25, 2026) Preliminary
Travis County Rates History ↗ Adopted tax rate for each of this parcel's taxing entities 1990–2025 Verified
TaxCurOpenData Current-year (2025) tax billing, by taxing entity 2025 Partial
PIR bulk billing export Prior-year tax billing, Travis County Tax Office 2021, 2022, 2023, 2024 Verified
Satellite imagery (Esri World Imagery) Aerial view of the parcel Located by geocoding this parcel's address — may not resolve for every address —
Every row above is a real source that fed this specific parcel's page — not a static list. Sources that don't apply to this parcel (e.g. no delinquency on file) are simply omitted rather than shown empty. See the About page for the site-wide summary of these same sources.