617 RED RIVER ST TX 78701
| Owner | SRPF B/PECAN STREET III LP |
|---|---|
| Parcel ID | 0206041105 |
| Short ID | 194622 |
| Type | Real |
| Use Code | 31 Night Club / Bar |
| Valuation | Income |
| Improvement SF | 2,714 SF |
| Land SF | 3,174 SF |
| Acres | 0.073 |
| Year Built | 1961 |
| Legal | N 23FT OF LOT 7-8 BLOCK 064 ORIGINAL CITY |
| Neighborhood | 30CBD |
| Land | $1,110,900 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,110,900 |
| Improvement | $48,119 |
|---|---|
| Total Improvement | $48,119 |
| Market | $1,159,019 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,159,019 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,159,019 |
| Taxable Value | $1,159,019 |
|---|
Appreciation: Market value has risen +107.0% from $559,863 (2021) to $1,159,019 (2025), a CAGR of 20.0% 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 $23,719. Austin ISD is the largest single contributor, at 44.1% 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 96% of market value ($1,110,900 land vs $48,119 improvements), about $350/SF of land. With value concentrated in the land under a ~65-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 $1,159,019, 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 +19.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,878,071 by 2030, with an estimated annual tax burden around $35,162. 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 | 2,714 SF | ✓ |
| 327 | STORAGE COMM'L | 460 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% | $10,723.24 | $10,723.24 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $6,073.46 | $6,073.46 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,356.11 | $4,356.11 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,367.91 | $1,367.91 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,198.43 | $1,198.43 | Paid |
| P2U | — | — | — | — | — | — | $609.59 | $609.59 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $24,328.74 | $24,328.74 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,159,019 | $1,159,019 | +0.0% |
| Assessed Value | $1,159,019 | $1,159,019 | +0.0% |
| Land Value | $1,428,300 | $1,110,900 | +28.6% |
| Improvement Value | — | $48,119 | — |
| Taxable Value | $1,159,019 | $1,159,019 | +0.0% |
| Total Tax 2026 = estimate |
~$23,719
Estimated
|
~$24,329
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,479,638 | $1,159,019 | -320,619 (-21.7%) |
| Taxable Value | $1,390,823 | $1,159,019 | -231,804 (-16.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,159,019 | $1,428,300 | — | — | $1,159,019 | $1,159,019 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,159,019 | $1,110,900 | $48,119 | — | $1,159,019 | $1,159,019 | ~$24,329 | Partial |
| 2024 | $574,733 | — | — | — | $999,895 ! | $— | $20,278 | Verified |
| 2023 | $547,434 | — | — | −$71,334 | $476,100 | $— | $10,467 | Verified |
| 2022 | $527,248 | — | — | −$51,148 | $476,100 | $— | $10,859 | Verified |
| 2021 | $559,863 | — | — | −$83,763 | $476,100 | $— | $11,504 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +27.7% | +20.0% | 94.0% | Not available | Partial |
| 2025 | +15.9% | +15.9% | ~100% | Not available | Partial |
| 2024 | +74.0% | +74.0% | ~100% | 2.0300% | Verified |
| 2023 | +5.0% | +5.0% | ~100% | 1.8200% | Verified |
| 2022 | -15.5% | -15.5% | ~100% | 1.9800% | Verified |
| 2021 | base year | — | ~100% | 2.0500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +78.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +20.9% | +20.0% | +101.7% | 2025 | -5.8% | 2022 |
| Assessment Ratio | 100.0% | 106.0% | — | 174.0% | 2024 | 85.0% | 2021 |
| Effective Tax Rate (2025) | 2.1000% | 2.1000% | — | 2.1000% | 2025 | 2.1000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$24,329 | $15,487 | ~$30,241 | $24,329 | 2025 | $10,467 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,390,250 | ~$1,274,921 | ~2.0139% | ~$25,676 | +20.0% |
| 2027 | ~$1,667,612 | ~$1,402,413 | ~1.9814% | ~$27,787 | +43.9% |
| 2028 | ~$2,000,309 | ~$1,542,654 | ~1.9488% | ~$30,064 | +72.6% |
| 2029 | ~$2,399,382 | ~$1,696,920 | ~1.9163% | ~$32,518 | +107.0% |
| 2030 | ~$2,878,071 | ~$1,866,612 | ~1.8837% | ~$35,162 | +148.3% |
| 2026 | ~$1,367,069 | ~$1,274,921 | ~2.0465% | ~$26,091 | +18.0% |
| 2027 | ~$1,612,465 | ~$1,402,413 | ~2.0465% | ~$28,700 | +39.1% |
| 2028 | ~$1,901,912 | ~$1,542,654 | ~2.0465% | ~$31,570 | +64.1% |
| 2029 | ~$2,243,315 | ~$1,696,920 | ~2.0465% | ~$34,727 | +93.6% |
| 2030 | ~$2,646,002 | ~$1,866,612 | ~2.0465% | ~$38,200 | +128.3% |
| 2026 | ~$1,413,430 | ~$1,274,921 | ~1.9977% | ~$25,469 | +22.0% |
| 2027 | ~$1,723,685 | ~$1,402,413 | ~1.9488% | ~$27,331 | +48.7% |
| 2028 | ~$2,102,044 | ~$1,542,654 | ~1.9000% | ~$29,311 | +81.4% |
| 2029 | ~$2,563,453 | ~$1,696,920 | ~1.8512% | ~$31,413 | +121.2% |
| 2030 | ~$3,126,145 | ~$1,866,612 | ~1.8024% | ~$33,643 | +169.7% |
In 2025, this property's market value of $1,159,019 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -18% 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 | $1,159,019 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $574,733 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $547,434 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $527,248 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $559,863 | $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.