900 RED RIVER ST TX 78701
| Owner | 900 RED RIVER LLC |
|---|---|
| Parcel ID | 0206040908 |
| Short ID | 194616 |
| Type | Real |
| Use Code | 31 Night Club / Bar |
| Valuation | Income |
| Improvement SF | 1,464 SF |
| Land SF | 17,664 SF |
| Acres | 0.406 |
| Year Built | 1965 |
| Legal | LOT 3-4 BLOCK 114 ORIGINAL CITY |
| Neighborhood | 31CBD |
| Land | $4,822,272 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $4,822,272 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $4,029,354 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $4,029,354 |
| Value Limitation Adjustment (−) (homestead cap) | −$896,858 |
| Net Appraised (assessed) | $3,132,496 |
| Taxable Value | $3,132,496 |
|---|
Appreciation: Market value has risen +88.1% from $2,142,000 (2021) to $4,029,354 (2025), a CAGR of 17.1% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2025→2026), 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 $64,106. Austin ISD is the largest single contributor, at 43.6% of the total 2025 levy.
Assessment Gap: Assessed value ($3,132,496) is $896,858 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 120% of market value ($4,822,272 land vs $0 improvements), about $273/SF of land. With value concentrated in the land under a ~61-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 $4,029,354, 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 +17.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $8,876,778 by 2030, with an estimated annual tax burden around $95,033. 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.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 6,480 SF | ✗ |
| 611 | TERRACE | 1,554 SF | ✗ |
| 1ST | 1st Floor | 1,464 SF | ✓ |
| 011C | PORCH OPEN 1ST COMM | 240 SF | ✗ |
| 581C | STORAGE ATT COMM | 168 SF | ✓ |
| 437 | FENCE MASON LF | 120 SF | ✗ |
| 273 | COLDSTG VAULT SM | 48 SF | ✓ |
| 539 | FENCE FV | 1 SF | ✗ |
Market value changed by 84% in 2024, 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% | $28,981.85 | $28,981.85 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $16,414.81 | $16,414.81 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $11,773.33 | $11,773.33 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,697.07 | $3,697.07 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $3,239.00 | $3,239.00 | Paid |
| P2U | — | — | — | — | — | — | $2,435.06 | $2,435.06 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $66,541.12 | $66,541.12 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $7,000,000 | $4,029,354 | +73.7% |
| Assessed Value | $3,758,995 | $3,132,496 | +20.0% |
| Land Value | $12,718,080 | $4,822,272 | +163.7% |
| Improvement Value | — | — | — |
| Taxable Value | $3,758,995 | $3,132,496 | +20.0% |
| HS Cap Loss | -$3,241,005 | — | |
| Total Tax 2026 = estimate |
~$76,927
Estimated
|
~$66,541
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $7,000,000 | $7,000,000 | +0 (+0.0%) |
| Taxable Value | $3,758,995 | $3,758,995 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $7,000,000 | $12,718,080 | — | −$3,241,005 | $3,758,995 | $3,758,995 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $4,029,354 | $4,822,272 | — | −$896,858 | $3,132,496 | $3,132,496 | ~$66,541 | Partial |
| 2024 | $2,175,344 | — | — | — | $4,001,743 ! | $— | $53,686 | Verified |
| 2023 | $2,162,530 | — | — | −$42,850 | $2,119,680 | $— | $40,907 | Verified |
| 2022 | $2,159,672 | — | — | −$39,992 | $2,119,680 | $— | $44,371 | Verified |
| 2021 | $2,142,000 | — | — | −$22,320 | $2,119,680 | $— | $48,669 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +73.7% | +20.0% | 53.7% | Not available | Partial |
| 2025 | +0.7% | +20.0% | 77.7% | Not available | Partial |
| 2024 | +84.0% ! | +20.0% | 65.2% | 1.3400% | Verified |
| 2023 | +0.6% | +0.6% | ~100% | 1.8800% | Verified |
| 2022 | +0.1% | +0.1% | ~100% | 2.0500% | Verified |
| 2021 | base year | — | ~100% | 2.2700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +86.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +73.7% | +32.1% | +7.2% | +85.2% | 2025 | +0.1% | 2023 |
| Assessment Ratio | 53.7% | 101.8% | — | 184.0% | 2024 | 53.7% | 2026 |
| Effective Tax Rate (2025) | 1.6500% | 1.6500% | — | 1.6500% | 2025 | 1.6500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$66,541 | $50,835 | ~$81,734 | $66,541 | 2025 | $40,907 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$4,718,885 | ~$3,445,746 | ~2.0139% | ~$69,395 | +17.1% |
| 2027 | ~$5,526,414 | ~$3,790,320 | ~1.9814% | ~$75,101 | +37.2% |
| 2028 | ~$6,472,132 | ~$4,169,352 | ~1.9488% | ~$81,254 | +60.6% |
| 2029 | ~$7,579,689 | ~$4,586,287 | ~1.9163% | ~$87,887 | +88.1% |
| 2030 | ~$8,876,778 | ~$5,044,916 | ~1.8837% | ~$95,033 | +120.3% |
| 2026 | ~$4,638,298 | ~$3,445,746 | ~2.0465% | ~$70,517 | +15.1% |
| 2027 | ~$5,339,270 | ~$3,790,320 | ~2.0465% | ~$77,568 | +32.5% |
| 2028 | ~$6,146,178 | ~$4,169,352 | ~2.0465% | ~$85,325 | +52.5% |
| 2029 | ~$7,075,031 | ~$4,586,287 | ~2.0465% | ~$93,858 | +75.6% |
| 2030 | ~$8,144,260 | ~$5,044,916 | ~2.0465% | ~$103,243 | +102.1% |
| 2026 | ~$4,799,472 | ~$3,445,746 | ~1.9977% | ~$68,834 | +19.1% |
| 2027 | ~$5,716,781 | ~$3,790,320 | ~1.9488% | ~$73,867 | +41.9% |
| 2028 | ~$6,809,412 | ~$4,169,352 | ~1.9000% | ~$79,218 | +69.0% |
| 2029 | ~$8,110,875 | ~$4,586,287 | ~1.8512% | ~$84,901 | +101.3% |
| 2030 | ~$9,661,082 | ~$5,044,916 | ~1.8024% | ~$90,928 | +139.8% |
In 2025, this property's market value of $4,029,354 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — +184% above 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 | $4,029,354 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $2,175,344 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $2,162,530 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $2,159,672 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $2,142,000 | $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.