710 RED RIVER ST TX 78701
| Owner | MCDANIEL COMMERCIAL LLC |
|---|---|
| Parcel ID | 0206040707 |
| Short ID | 194597 |
| Type | Real |
| Use Code | 31 Night Club / Bar |
| Valuation | Income |
| Improvement SF | 3,282 SF |
| Land SF | 3,450 SF |
| Acres | 0.079 |
| Year Built | 1937 |
| Legal | S 50FT OF LOT 5 BLOCK 088 ORIGINAL CITY |
| Neighborhood | 31CBD |
| Land | $1,207,500 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,207,500 |
| Improvement | $61,843 |
|---|---|
| Total Improvement | $61,843 |
| Market | $1,269,343 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,269,343 |
| Value Limitation Adjustment (−) (homestead cap) | −$77,715 |
| Net Appraised (assessed) | $1,191,628 |
| Taxable Value | $1,191,628 |
|---|
Appreciation: Market value has risen +14.4% from $1,110,000 (2021) to $1,269,343 (2025), a CAGR of 3.4% over 4 years. Growth has been relatively flat for this asset class. 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 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 $24,386. Austin ISD is the largest single contributor, at 44.1% of the total 2025 levy.
Assessment Gap: Assessed value ($1,191,628) is $77,715 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 95% of market value ($1,207,500 land vs $61,843 improvements), about $350/SF of land. With value concentrated in the land under a ~89-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 $1,269,343, this parcel sits in the lower-middle (25th–50th 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 +3.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,501,063 by 2030, with an estimated annual tax burden around $28,276. 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 | 3,282 SF | ✓ |
| MEZZ | Mezzanine | 1,300 SF | ✓ |
| 501 | CANOPY | 418 SF | ✗ |
Market value changed by 101% 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% | $11,024.94 | $11,024.94 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $6,244.33 | $6,244.33 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,478.67 | $4,478.67 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,406.40 | $1,406.40 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,232.14 | $1,232.14 | Paid |
| P2U | — | — | — | — | — | — | $639.76 | $639.76 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $25,026.24 | $25,026.24 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,400,000 | $1,269,343 | +10.3% |
| Assessed Value | $1,400,000 | $1,191,628 | +17.5% |
| Land Value | $1,380,000 | $1,207,500 | +14.3% |
| Improvement Value | $20,000 | $61,843 | -67.7% |
| Taxable Value | $1,400,000 | $1,191,628 | +17.5% |
| Total Tax 2026 = estimate |
~$28,651
Estimated
|
~$25,026
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,549,854 | $1,400,000 | -1,149,854 (-45.1%) |
| Taxable Value | $1,429,954 | $1,400,000 | -29,954 (-2.1%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,400,000 | $1,380,000 | $20,000 | — | $1,400,000 | $1,400,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,269,343 | $1,207,500 | $61,843 | −$77,715 | $1,191,628 | $1,191,628 | ~$25,026 | Partial |
| 2024 | $993,023 | — | — | — | $993,023 | $— | $20,136 | Verified |
| 2023 | $963,843 | — | — | −$446,343 | $517,500 | $— | $18,422 | Verified |
| 2022 | $966,283 | — | — | −$448,783 | $517,500 | $— | $19,499 | Verified |
| 2021 | $1,110,000 | — | — | −$592,500 | $517,500 | $— | $21,499 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +100.9% ! | +20.0% | 56.1% | Not available | Partial |
| 2025 | -6.3% | +0.0% | 93.9% | Not available | Partial |
| 2024 | +36.5% | +20.0% | 87.9% | 1.4900% | Verified |
| 2023 | +3.0% | +3.0% | ~100% | 1.8600% | Verified |
| 2022 | -0.3% | -0.3% | ~100% | 2.0200% | Verified |
| 2021 | base year | — | ~100% | 1.9400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +31.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +10.3% | +5.6% | +1.5% | +27.8% | 2025 | -12.9% | 2022 |
| Assessment Ratio | 100.0% | 74.6% | — | 100.0% | 2024 | 46.6% | 2021 |
| Effective Tax Rate (2025) | 1.9700% | 1.9700% | — | 1.9700% | 2025 | 1.9700% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$25,026 | $20,917 | ~$27,348 | $25,026 | 2025 | $18,422 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,312,632 | ~$1,310,791 | ~2.0139% | ~$26,398 | +3.4% |
| 2027 | ~$1,357,397 | ~$1,357,397 | ~1.9814% | ~$26,895 | +6.9% |
| 2028 | ~$1,403,689 | ~$1,403,689 | ~1.9488% | ~$27,356 | +10.6% |
| 2029 | ~$1,451,560 | ~$1,451,560 | ~1.9163% | ~$27,816 | +14.4% |
| 2030 | ~$1,501,063 | ~$1,501,063 | ~1.8837% | ~$28,276 | +18.3% |
| 2026 | ~$1,287,245 | ~$1,287,245 | ~2.0465% | ~$26,343 | +1.4% |
| 2027 | ~$1,305,400 | ~$1,305,400 | ~2.0465% | ~$26,715 | +2.8% |
| 2028 | ~$1,323,811 | ~$1,323,811 | ~2.0465% | ~$27,092 | +4.3% |
| 2029 | ~$1,342,481 | ~$1,342,481 | ~2.0465% | ~$27,474 | +5.8% |
| 2030 | ~$1,361,415 | ~$1,361,415 | ~2.0465% | ~$27,861 | +7.3% |
| 2026 | ~$1,338,019 | ~$1,310,791 | ~1.9977% | ~$26,185 | +5.4% |
| 2027 | ~$1,410,410 | ~$1,410,410 | ~1.9488% | ~$27,487 | +11.1% |
| 2028 | ~$1,486,718 | ~$1,486,718 | ~1.9000% | ~$28,248 | +17.1% |
| 2029 | ~$1,567,155 | ~$1,567,155 | ~1.8512% | ~$29,011 | +23.5% |
| 2030 | ~$1,651,944 | ~$1,651,944 | ~1.8024% | ~$29,774 | +30.1% |
In 2025, this property's market value of $1,269,343 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -10% 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 | $1,269,343 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $993,023 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $963,843 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $966,283 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $1,110,000 | $517,750 | $1,142,600 | $2,780,453 | ↓ Below 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.