100 RED RIVER ST AUSTIN, TX 78701
| Owner | IRON WORKS BARBECUE INC |
|---|---|
| Parcel ID | 0204040309 |
| Short ID | 772699 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 3,100 SF |
| Land SF | 9,522 SF |
| Acres | 0.219 |
| Year Built | 1935 |
| Legal | LOT 4 BLOCK 010 ORIGINAL CITY PLUS 1/2 VAC ALLEY |
| Neighborhood | 32CBD |
| Land | $6,094,080 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $6,094,080 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $4,685,072 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $4,685,072 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $4,685,072 |
| Taxable Value | $4,685,072 |
|---|
Appreciation: Market value has risen +227.5% from $1,430,575 (2021) to $4,685,072 (2025), a CAGR of 34.5% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2023→2024), 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 $95,879. Austin ISD is the largest single contributor, at 43.5% 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 130% of market value ($6,094,080 land vs $0 improvements), about $640/SF of land. With value concentrated in the land under a ~91-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 $4,685,072, 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 +34.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $20,640,648 by 2030, with an estimated annual tax burden around $142,135. 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 | 3,100 SF | ✓ |
| 551 | PAVED AREA | 1,500 SF | ✗ |
| 511 | DECK | 626 SF | ✗ |
Market value changed by 217% in 2023, 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% | $43,346.29 | $43,346.29 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $24,550.57 | $24,550.57 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $17,608.61 | $17,608.61 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $5,529.46 | $5,529.46 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $4,844.36 | $4,844.36 | Paid |
| P2U | — | — | — | — | — | — | $3,871.19 | $3,871.19 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $99,750.48 | $99,750.48 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,851,524 | $4,685,072 | -17.8% |
| Assessed Value | $3,851,524 | $4,685,072 | -17.8% |
| Land Value | $3,808,800 | $6,094,080 | -37.5% |
| Improvement Value | $42,724 | — | — |
| Taxable Value | $3,851,524 | $4,685,072 | -17.8% |
| Total Tax 2026 = estimate |
~$78,821
Estimated
|
~$99,750
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $4,803,724 | $3,851,524 | -952,200 (-19.8%) |
| Taxable Value | $4,803,724 | $3,851,524 | -952,200 (-19.8%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,851,524 | $3,808,800 | $42,724 | — | $3,851,524 | $3,851,524 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $4,685,072 | $6,094,080 | — | — | $4,685,072 | $4,685,072 | ~$99,750 | Partial |
| 2024 | $4,646,000 | — | — | — | $4,646,000 | $— | $95,910 | Verified |
| 2023 | $1,465,790 | — | — | — | $4,646,000 ! | $— | $87,893 | Verified |
| 2022 | $1,361,919 | — | — | — | $1,401,638 ! | $— | $29,914 | Verified |
| 2021 | $1,430,575 | — | — | −$96,593 | $1,333,982 | $— | $30,507 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +2.5% | +2.5% | ~100% | Not available | Partial |
| 2025 | +0.8% | +0.8% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 2.0600% | Verified |
| 2023 | +217.0% ! | +217.0% | ~100% | 1.8900% | Verified |
| 2022 | +7.6% | +7.6% | ~100% | 2.0400% | Verified |
| 2021 | base year | — | ~100% | 2.1300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +244.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -17.8% | +40.6% | +40.3% | +217.0% | 2024 | -17.8% | 2026 |
| Assessment Ratio | 100.0% | 135.5% | — | 317.0% | 2023 | 93.2% | 2021 |
| 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 |
$99,750 | $68,795 | ~$122,244 | $99,750 | 2025 | $29,914 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$6,302,570 | ~$5,153,579 | ~2.0139% | ~$103,790 | +34.5% |
| 2027 | ~$8,478,501 | ~$5,668,937 | ~1.9814% | ~$112,324 | +81.0% |
| 2028 | ~$11,405,662 | ~$6,235,831 | ~1.9488% | ~$121,526 | +143.4% |
| 2029 | ~$15,343,411 | ~$6,859,414 | ~1.9163% | ~$131,446 | +227.5% |
| 2030 | ~$20,640,648 | ~$7,545,355 | ~1.8837% | ~$142,135 | +340.6% |
| 2026 | ~$6,208,869 | ~$5,153,579 | ~2.0465% | ~$105,467 | +32.5% |
| 2027 | ~$8,228,272 | ~$5,668,937 | ~2.0465% | ~$116,014 | +75.6% |
| 2028 | ~$10,904,478 | ~$6,235,831 | ~2.0465% | ~$127,615 | +132.7% |
| 2029 | ~$14,451,105 | ~$6,859,414 | ~2.0465% | ~$140,377 | +208.5% |
| 2030 | ~$19,151,256 | ~$7,545,355 | ~2.0465% | ~$154,415 | +308.8% |
| 2026 | ~$6,396,271 | ~$5,153,579 | ~1.9977% | ~$102,951 | +36.5% |
| 2027 | ~$8,732,478 | ~$5,668,937 | ~1.9488% | ~$110,478 | +86.4% |
| 2028 | ~$11,921,973 | ~$6,235,831 | ~1.9000% | ~$118,482 | +154.5% |
| 2029 | ~$16,276,414 | ~$6,859,414 | ~1.8512% | ~$126,981 | +247.4% |
| 2030 | ~$22,221,295 | ~$7,545,355 | ~1.8024% | ~$135,995 | +374.3% |
In 2025, this property's market value of $4,685,072 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 3× 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 | $4,685,072 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $4,646,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $1,465,790 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,361,919 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,430,575 | $517,750 | $1,142,600 | $2,780,453 | ↑ Above 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.