93 RED RIVER ST R TX 78702
| Owner | QUINCY AUSTIN O AND R OWNER LTD |
|---|---|
| Parcel ID | 0203032205 |
| Short ID | 922713 |
| Type | Real |
| Use Code | 30 Strip Center (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 10,359 SF |
| Land SF | 645 SF |
| Acres | 0.015 |
| Year Built | 2020 |
| Legal | UNT MASTER R 93 RED RIVER MASTER CONDOMINIUMS PLUS 2.0 % INT IN COM AREA |
| Neighborhood | 30CBD |
| Land | $352,001 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $352,001 |
| Improvement | $6,852,323 |
|---|---|
| Total Improvement | $6,852,323 |
| Market | $7,204,324 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $7,204,324 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $7,204,324 |
| Taxable Value | $7,204,324 |
|---|
Appreciation: Market value has risen +2228.1% from $309,451 (2021) to $7,204,324 (2025), a CAGR of 119.7% over 4 years. This is strong appreciation — well above typical inflation. Growth has been fairly evenly spread across these years rather than concentrated in one jump. 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 $147,435. Austin ISD is the largest single contributor, at 43.4% 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 5% of market value ($352,001 land vs $6,852,323 improvements), about $546/SF of land. Most value sits in the improvements, so building condition, age (~6 yrs), and rent roll drive the underwriting.
Submarket Position: At $7,204,324, 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 +119.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $368,421,459 by 2030, with an estimated annual tax burden around $218,564. 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.
1 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 10,359 SF | ✓ |
Market value changed by 247% in 2022, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| 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% | $66,654.41 | $66,654.41 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $37,751.88 | $37,751.88 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $27,077.09 | $27,077.09 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $8,502.76 | $8,502.76 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $7,449.27 | $7,449.27 | Paid |
| P2U | — | — | — | — | — | — | $6,201.50 | $6,201.50 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $153,636.91 | $153,636.91 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $7,225,571 | $7,204,324 | +0.3% |
| Assessed Value | $7,225,571 | $7,204,324 | +0.3% |
| Land Value | $564,104 | $352,001 | +60.3% |
| Improvement Value | $6,661,467 | $6,852,323 | -2.8% |
| Taxable Value | $7,225,571 | $7,204,324 | +0.3% |
| Total Tax 2026 = estimate |
~$147,870
Estimated
|
~$153,637
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $7,225,571 | $7,225,571 | +0 (+0.0%) |
| Taxable Value | $7,225,571 | $7,225,571 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $7,225,571 | $564,104 | $6,661,467 | — | $7,225,571 | $7,225,571 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $7,204,324 | $352,001 | $6,852,323 | — | $7,204,324 | $7,204,324 | ~$153,637 | Partial |
| 2024 | $7,099,741 | — | — | −$6,747,740 | $352,001 | $— | $146,996 | Verified |
| 2023 | $4,673,893 | — | — | −$4,321,892 | $352,001 | $— | $134,557 | Verified |
| 2022 | $1,345,247 | — | — | −$1,035,796 | $309,451 | $— | $96,480 | Verified |
| 2021 | $309,451 | — | — | — | $309,451 | $— | $29,282 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.3% | +0.3% | ~100% | Not available | Partial |
| 2025 | +1.3% | +1.3% | ~100% | Not available | Partial |
| 2024 | +0.1% | +0.1% | ~100% | 2.0700% | Verified |
| 2023 | +51.9% | +51.9% | ~100% | 1.9000% | Verified |
| 2022 | +247.4% ! | +247.4% | ~100% | 2.0600% | Verified |
| 2021 | base year | — | ~100% | 9.4600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +435.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.3% | +127.2% | +119.5% | +334.7% | 2022 | +0.3% | 2026 |
| Assessment Ratio | 100.0% | 55.9% | — | 100.0% | 2021 | 5.0% | 2024 |
| Effective Tax Rate (2025) | 2.1300% | 2.1300% | — | 2.1300% | 2025 | 2.1300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$153,637 | $112,190 | ~$187,977 | $153,637 | 2025 | $29,282 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$15,824,995 | ~$7,924,756 | ~2.0139% | ~$159,600 | +119.7% |
| 2027 | ~$34,761,132 | ~$8,717,232 | ~1.9814% | ~$172,722 | +382.5% |
| 2028 | ~$76,356,189 | ~$9,588,955 | ~1.9488% | ~$186,873 | +959.9% |
| 2029 | ~$167,723,757 | ~$10,547,851 | ~1.9163% | ~$202,128 | +2228.1% |
| 2030 | ~$368,421,459 | ~$11,602,636 | ~1.8837% | ~$218,564 | +5013.9% |
| 2026 | ~$15,680,908 | ~$7,924,756 | ~2.0465% | ~$162,179 | +117.7% |
| 2027 | ~$34,131,014 | ~$8,717,232 | ~2.0465% | ~$178,397 | +373.8% |
| 2028 | ~$74,289,454 | ~$9,588,955 | ~2.0465% | ~$196,237 | +931.2% |
| 2029 | ~$161,698,183 | ~$10,547,851 | ~2.0465% | ~$215,860 | +2144.5% |
| 2030 | ~$351,951,740 | ~$11,602,636 | ~2.0465% | ~$237,446 | +4785.3% |
| 2026 | ~$15,969,081 | ~$7,924,756 | ~1.9977% | ~$158,310 | +121.7% |
| 2027 | ~$35,397,013 | ~$8,717,232 | ~1.9488% | ~$169,885 | +391.3% |
| 2028 | ~$78,460,905 | ~$9,588,955 | ~1.9000% | ~$182,192 | +989.1% |
| 2029 | ~$173,916,186 | ~$10,547,851 | ~1.8512% | ~$195,261 | +2314.1% |
| 2030 | ~$385,502,053 | ~$11,602,636 | ~1.8024% | ~$209,123 | +5251.0% |
In 2025, this property's market value of $7,204,324 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 5× 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 | $7,204,324 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $7,099,741 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $4,673,893 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $1,345,247 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $309,451 | $517,750 | $1,142,600 | $2,780,453 | ↓ Bottom 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.