504 E 5 ST TX 78701
| Owner | SL RED RIVER LP |
|---|---|
| Parcel ID | 0206040514 |
| Short ID | 194577 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 9,436 SF |
| Land SF | 26,485 SF |
| Acres | 0.608 |
| Year Built | 1900 |
| Legal | LOT 2 BLOCK 060 ORIGINAL CITY & LOT A&B LINAM NO 1,PLUS 31 SQ FT VAC ST (TOTAL SF 26483) |
| Neighborhood | 1CBDC |
| Land | $18,410,622 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $18,410,622 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $13,781,930 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $13,781,930 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $13,781,930 |
| Taxable Value | $13,781,930 |
|---|
Appreciation: Market value has fallen +0.0% from $13,781,930 (2021) to $13,781,930 (2025), a CAGR of 0.0% over 4 years. Growth has been relatively flat for this asset class. 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 $282,045. 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 134% of market value ($18,410,622 land vs $0 improvements), about $695/SF of land. With value concentrated in the land under a ~126-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 $13,781,930, 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 +0.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $13,781,930 by 2030, with an estimated annual tax burden around $259,616. 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.
9 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 15,800 SF | ✗ |
| 1ST | 1st Floor | 6,880 SF | ✓ |
| 2ND | 2nd Floor | 2,556 SF | ✓ |
| 611 | TERRACE | 1,910 SF | ✗ |
| 501 | CANOPY | 700 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 221 SF | ✗ |
| 012C | PORCH OPEN 2 COMM | 221 SF | ✗ |
| 521 | FIREPLACE | 1 SF | ✓ |
| 549 | FENCE COMM FV | 1 SF | ✗ |
Market value changed by 85% in 2026, 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% | $127,510.42 | $127,510.42 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $72,219.66 | $72,219.66 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $51,798.69 | $51,798.69 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $16,265.85 | $16,265.85 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $14,250.52 | $14,250.52 | Paid |
| P2U | — | — | — | — | — | — | $12,285.79 | $12,285.79 | Paid |
| P3J | — | — | — | — | — | — | $500.00 | $500.00 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $294,830.93 | $294,830.93 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $15,500,000 | $13,781,930 | +12.5% |
| Assessed Value | $15,500,000 | $13,781,930 | +12.5% |
| Land Value | $15,890,688 | $18,410,622 | -13.7% |
| Improvement Value | — | — | — |
| Taxable Value | $15,500,000 | $13,781,930 | +12.5% |
| Total Tax 2026 = estimate |
~$317,205
Estimated
|
~$294,831
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $25,435,101 | $15,500,000 | -9,935,101 (-39.1%) |
| Taxable Value | $25,435,101 | $15,500,000 | -9,935,101 (-39.1%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $15,500,000 | $15,890,688 | — | — | $15,500,000 | $15,500,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $13,781,930 | $18,410,622 | — | — | $13,781,930 | $13,781,930 | ~$294,831 | Partial |
| 2024 | $13,781,930 | — | — | — | $13,781,930 | $— | $285,918 | Verified |
| 2023 | $13,781,930 | — | — | −$10,000 | $13,771,930 | $— | $262,135 | Verified |
| 2022 | $13,781,930 | — | — | −$10,000 | $13,771,930 | $— | $285,964 | Verified |
| 2021 | $13,781,930 | — | — | −$10,000 | $13,771,930 | $— | $313,770 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +84.6% ! | +84.6% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 2.0700% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.9000% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 2.0700% | Verified |
| 2021 | base year | — | ~100% | 2.2800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +0.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +12.5% | +2.5% | -2.2% | +12.5% | 2026 | +0.0% | 2022 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2024 | 99.9% | 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 |
$294,831 | $288,524 | ~$268,588 | $313,770 | 2021 | $262,135 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$13,781,930 | ~$13,781,930 | ~2.0139% | ~$277,559 | +0.0% |
| 2027 | ~$13,781,930 | ~$13,781,930 | ~1.9814% | ~$273,074 | +0.0% |
| 2028 | ~$13,781,930 | ~$13,781,930 | ~1.9488% | ~$268,588 | +0.0% |
| 2029 | ~$13,781,930 | ~$13,781,930 | ~1.9163% | ~$264,102 | +0.0% |
| 2030 | ~$13,781,930 | ~$13,781,930 | ~1.8837% | ~$259,616 | +0.0% |
| 2026 | ~$13,506,291 | ~$13,506,291 | ~2.0465% | ~$276,404 | -2.0% |
| 2027 | ~$13,236,166 | ~$13,236,166 | ~2.0465% | ~$270,876 | -4.0% |
| 2028 | ~$12,971,442 | ~$12,971,442 | ~2.0465% | ~$265,459 | -5.9% |
| 2029 | ~$12,712,013 | ~$12,712,013 | ~2.0465% | ~$260,149 | -7.8% |
| 2030 | ~$12,457,773 | ~$12,457,773 | ~2.0465% | ~$254,946 | -9.6% |
| 2026 | ~$14,057,569 | ~$14,057,569 | ~1.9977% | ~$280,823 | +2.0% |
| 2027 | ~$14,338,720 | ~$14,338,720 | ~1.9488% | ~$279,439 | +4.0% |
| 2028 | ~$14,625,494 | ~$14,625,494 | ~1.9000% | ~$277,887 | +6.1% |
| 2029 | ~$14,918,004 | ~$14,918,004 | ~1.8512% | ~$276,161 | +8.2% |
| 2030 | ~$15,216,364 | ~$15,216,364 | ~1.8024% | ~$274,255 | +10.4% |
In 2025, this property's market value of $13,781,930 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 10× 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 | $13,781,930 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $13,781,930 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $13,781,930 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $13,781,930 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $13,781,930 | $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.