601 RIO GRANDE ST TX 78701
| Owner | KFLP #4 LLC |
|---|---|
| Parcel ID | 0107000707 |
| Short ID | 105370 |
| Type | Real |
| Use Code | 31 Night Club / Bar |
| Valuation | Income |
| Improvement SF | 17,380 SF |
| Land SF | 7,680 SF |
| Acres | 0.176 |
| Year Built | 1959 |
| Legal | W 60 FT OF LOT 1 BLOCK 075 ORIGINAL CITY |
| Neighborhood | 31CBD |
| Land | $1,920,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,920,000 |
| Improvement | $6,188,629 |
|---|---|
| Total Improvement | $6,188,629 |
| Market | $8,108,629 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $8,108,629 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $8,108,629 |
| Taxable Value | $8,108,629 |
|---|
Appreciation: Market value has risen +28.2% from $6,326,248 (2021) to $8,108,629 (2025), a CAGR of 6.4% over 4 years. This represents moderate, steady growth. 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 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 $165,942. Austin ISD is the largest single contributor, at 45.2% 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 24% of market value ($1,920,000 land vs $6,188,629 improvements), about $250/SF of land. Most value sits in the improvements, so building condition, age (~67 yrs), and rent roll drive the underwriting.
Submarket Position: At $8,108,629, this parcel sits in the top quartile (≥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 +6.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $11,058,570 by 2030, with an estimated annual tax burden around $208,315. 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.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 7,500 SF | ✓ |
| 2ND | 2nd Floor | 7,500 SF | ✓ |
| UBSMT | Unfinished Basement | 7,500 SF | ✓ |
| 611 | TERRACE | 4,146 SF | ✗ |
| 3RD | 3rd Floor | 2,380 SF | ✓ |
| 501 | CANOPY | 958 SF | ✗ |
| 601 | POOL COMM'L | 384 SF | ✗ |
| 276 | ELEVATOR COM PAS | 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% | $75,021.04 | $75,021.04 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $42,490.59 | $42,490.59 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $30,475.88 | $30,475.88 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $9,570.05 | $9,570.05 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $8,384.32 | $8,384.32 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $165,941.88 | $165,941.88 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $8,953,882 | $8,108,629 | +10.4% |
| Assessed Value | $8,953,882 | $8,108,629 | +10.4% |
| Land Value | $4,608,000 | $1,920,000 | +140.0% |
| Improvement Value | $4,345,882 | $6,188,629 | -29.8% |
| Taxable Value | $8,953,882 | $8,108,629 | +10.4% |
| Total Tax 2026 = estimate |
~$183,240
Estimated
|
~$165,942
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $11,097,255 | $8,953,882 | -2,143,373 (-19.3%) |
| Taxable Value | $11,097,255 | $8,953,882 | -2,143,373 (-19.3%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $8,953,882 | $4,608,000 | $4,345,882 | — | $8,953,882 | $8,953,882 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $8,108,629 | $1,920,000 | $6,188,629 | — | $8,108,629 | $8,108,629 | ~$165,942 | Partial |
| 2024 | $6,194,438 | — | — | −$4,658,438 | $1,536,000 | $— | $115,163 | Verified |
| 2023 | $5,559,745 | — | — | −$4,287,937 | $1,271,808 | $— | $112,073 | Verified |
| 2022 | $5,560,745 | — | — | −$4,288,937 | $1,271,808 | $— | $109,801 | Verified |
| 2021 | $6,326,248 | — | — | −$5,054,440 | $1,271,808 | $— | $121,040 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +36.9% | +36.9% | ~100% | Not available | Partial |
| 2025 | +27.0% | +27.0% | ~100% | Not available | Partial |
| 2024 | +3.1% | +3.1% | ~100% | 1.8000% | Verified |
| 2023 | +11.4% | +11.4% | ~100% | 1.8100% | Verified |
| 2022 | -0.0% | -0.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 1.9100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +45.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +10.4% | +8.1% | +4.4% | +30.9% | 2025 | -12.1% | 2022 |
| Assessment Ratio | 100.0% | 48.4% | — | 100.0% | 2025 | 20.1% | 2021 |
| Effective Tax Rate (2025) | 2.0500% | 2.0500% | — | 2.0500% | 2025 | 2.0500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$165,942 | $124,804 | ~$190,698 | $165,942 | 2025 | $109,801 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$8,627,754 | ~$8,627,754 | ~2.0139% | ~$173,757 | +6.4% |
| 2027 | ~$9,180,113 | ~$9,180,113 | ~1.9814% | ~$181,894 | +13.2% |
| 2028 | ~$9,767,836 | ~$9,767,836 | ~1.9488% | ~$190,359 | +20.5% |
| 2029 | ~$10,393,185 | ~$10,393,185 | ~1.9163% | ~$199,164 | +28.2% |
| 2030 | ~$11,058,570 | ~$11,058,570 | ~1.8837% | ~$208,315 | +36.4% |
| 2026 | ~$8,465,581 | ~$8,465,581 | ~2.0465% | ~$173,247 | +4.4% |
| 2027 | ~$8,838,247 | ~$8,838,247 | ~2.0465% | ~$180,873 | +9.0% |
| 2028 | ~$9,227,317 | ~$9,227,317 | ~2.0465% | ~$188,836 | +13.8% |
| 2029 | ~$9,633,515 | ~$9,633,515 | ~2.0465% | ~$197,148 | +18.8% |
| 2030 | ~$10,057,595 | ~$10,057,595 | ~2.0465% | ~$205,827 | +24.0% |
| 2026 | ~$8,789,926 | ~$8,789,926 | ~1.9977% | ~$175,593 | +8.4% |
| 2027 | ~$9,528,467 | ~$9,528,467 | ~1.9488% | ~$185,695 | +17.5% |
| 2028 | ~$10,329,061 | ~$10,329,061 | ~1.9000% | ~$196,254 | +27.4% |
| 2029 | ~$11,196,921 | ~$11,196,921 | ~1.8512% | ~$207,277 | +38.1% |
| 2030 | ~$12,137,701 | ~$12,137,701 | ~1.8024% | ~$218,766 | +49.7% |
In 2025, this property's market value of $8,108,629 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 6× 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 | $8,108,629 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $6,194,438 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $5,559,745 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $5,560,745 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $6,326,248 | $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.