714 RED RIVER ST TX 78701
| Owner | RMM FAMILY PARTNERSHIP |
|---|---|
| Parcel ID | 0206040706 |
| Short ID | 194596 |
| Type | Real |
| Use Code | 31 Night Club / Bar |
| Valuation | Income |
| Improvement SF | 1,375 SF |
| Land SF | 1,725 SF |
| Acres | 0.040 |
| Year Built | 1928 |
| Legal | S CEN 25FT OF LOT 5 BLOCK 088 ORIGINAL CITY |
| Neighborhood | 31CBD |
| Land | $603,750 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $603,750 |
| Improvement | $26,250 |
|---|---|
| Total Improvement | $26,250 |
| Market | $630,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $630,000 |
| Value Limitation Adjustment (−) (homestead cap) | −$138,566 |
| Net Appraised (assessed) | $491,434 |
| Taxable Value | $491,434 |
|---|
Appreciation: Market value has risen +42.4% from $442,398 (2021) to $630,000 (2025), a CAGR of 9.2% over 4 years. This is strong appreciation — well above typical inflation. 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 $10,057. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Assessment Gap: Assessed value ($491,434) is $138,566 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.
Value Composition: Land carries 96% of market value ($603,750 land vs $26,250 improvements), about $350/SF of land. With value concentrated in the land under a ~98-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 $630,000, this parcel sits in the bottom quartile (<25th 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 +9.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $980,054 by 2030, with an estimated annual tax burden around $14,909. 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.
2 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,375 SF | ✓ |
| 501 | CANOPY | 200 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% | $4,546.75 | $4,546.75 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $2,575.20 | $2,575.20 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,847.03 | $1,847.03 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $580.01 | $580.01 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $508.14 | $508.14 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $10,057.13 | $10,057.13 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $713,000 | $630,000 | +13.2% |
| Assessed Value | $589,721 | $491,434 | +20.0% |
| Land Value | $690,000 | $603,750 | +14.3% |
| Improvement Value | $23,000 | $26,250 | -12.4% |
| Taxable Value | $589,721 | $491,434 | +20.0% |
| HS Cap Loss | -$123,279 | — | |
| Total Tax 2026 = estimate |
~$12,069
Estimated
|
~$10,057
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $915,685 | $713,000 | -202,685 (-22.1%) |
| Taxable Value | $589,721 | $589,721 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $713,000 | $690,000 | $23,000 | −$123,279 | $589,721 | $589,721 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $630,000 | $603,750 | $26,250 | −$138,566 | $491,434 | $491,434 | ~$10,057 | Partial |
| 2024 | $365,279 | — | — | — | $409,528 ! | $— | $8,116 | Verified |
| 2023 | $378,015 | — | — | −$119,265 | $258,750 | $— | $6,609 | Verified |
| 2022 | $384,932 | — | — | −$126,182 | $258,750 | $— | $7,466 | Verified |
| 2021 | $442,398 | — | — | −$183,648 | $258,750 | $— | $8,379 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +45.3% | +20.0% | 64.4% | Not available | Partial |
| 2025 | +53.8% | +20.0% | 78.0% | Not available | Partial |
| 2024 | -1.6% | -1.6% | ~100% | 1.9800% | Verified |
| 2023 | +10.1% | +10.1% | ~100% | 1.5900% | Verified |
| 2022 | -1.8% | -1.8% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 1.8900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +63.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +13.2% | +13.5% | +6.7% | +72.5% | 2025 | -13.0% | 2022 |
| Assessment Ratio | 82.7% | 77.8% | — | 112.1% | 2024 | 58.5% | 2021 |
| Effective Tax Rate (2025) | 1.6000% | 1.6000% | — | 1.6000% | 2025 | 1.6000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$10,057 | $8,125 | ~$12,823 | $10,057 | 2025 | $6,609 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$688,212 | ~$540,577 | ~2.0139% | ~$10,887 | +9.2% |
| 2027 | ~$751,803 | ~$594,635 | ~1.9814% | ~$11,782 | +19.3% |
| 2028 | ~$821,270 | ~$654,099 | ~1.9488% | ~$12,747 | +30.4% |
| 2029 | ~$897,156 | ~$719,509 | ~1.9163% | ~$13,788 | +42.4% |
| 2030 | ~$980,054 | ~$791,459 | ~1.8837% | ~$14,909 | +55.6% |
| 2026 | ~$675,612 | ~$540,577 | ~2.0465% | ~$11,063 | +7.2% |
| 2027 | ~$724,527 | ~$594,635 | ~2.0465% | ~$12,169 | +15.0% |
| 2028 | ~$776,983 | ~$654,099 | ~2.0465% | ~$13,386 | +23.3% |
| 2029 | ~$833,237 | ~$719,509 | ~2.0465% | ~$14,725 | +32.3% |
| 2030 | ~$893,563 | ~$791,459 | ~2.0465% | ~$16,197 | +41.8% |
| 2026 | ~$700,812 | ~$540,577 | ~1.9977% | ~$10,799 | +11.2% |
| 2027 | ~$779,584 | ~$594,635 | ~1.9488% | ~$11,588 | +23.7% |
| 2028 | ~$867,209 | ~$654,099 | ~1.9000% | ~$12,428 | +37.7% |
| 2029 | ~$964,684 | ~$719,509 | ~1.8512% | ~$13,320 | +53.1% |
| 2030 | ~$1,073,115 | ~$791,459 | ~1.8024% | ~$14,265 | +70.3% |
In 2025, this property's market value of $630,000 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -56% below 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 | $630,000 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $365,279 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $378,015 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $384,932 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $442,398 | $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.