715 RED RIVER ST TX 78701
| Owner | CABOT-CHASE LTD |
|---|---|
| Parcel ID | 0206041201 |
| Short ID | 194634 |
| Type | Real |
| Use Code | 31 Night Club / Bar |
| Valuation | Income |
| Improvement SF | 2,250 SF |
| Land SF | 5,511 SF |
| Acres | 0.127 |
| Year Built | 1936 |
| Legal | S 33FT OF LOT 7-8 *& W 29FT OF S 33FT LOT 6 BLOCK 089 ORIGINAL CITY |
| Neighborhood | 31CBD |
| Land | $1,735,965 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,735,965 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $631,966 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $631,966 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $631,966 |
| Taxable Value | $631,966 |
|---|
Appreciation: Market value has risen +34.8% from $468,700 (2021) to $631,966 (2025), a CAGR of 7.8% over 4 years. This represents moderate, steady growth. Most of this growth came in a single year (2021→2022), 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 $12,933. Austin ISD is the largest single contributor, at 44.8% 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 275% of market value ($1,735,965 land vs $0 improvements), about $315/SF of land. With value concentrated in the land under a ~90-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 $631,966, 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 +7.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $918,210 by 2030, with an estimated annual tax burden around $17,297. 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.
5 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 2,250 SF | ✓ |
| 501 | CANOPY | 1,442 SF | ✗ |
| 611 | TERRACE | 1,302 SF | ✗ |
| 511 | DECK | 588 SF | ✗ |
| 435 | FENCE IRON LF | 50 SF | ✗ |
Market value changed by 126% 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% | $5,846.95 | $5,846.95 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,311.61 | $3,311.61 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,375.21 | $2,375.21 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $745.87 | $745.87 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $653.45 | $653.45 | Paid |
| P2U | — | — | — | — | — | — | $122.07 | $122.07 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $13,055.16 | $13,055.16 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $679,781 | $631,966 | +7.6% |
| Assessed Value | $679,781 | $631,966 | +7.6% |
| Land Value | $1,377,750 | $1,735,965 | -20.6% |
| Improvement Value | — | — | — |
| Taxable Value | $679,781 | $631,966 | +7.6% |
| Total Tax 2026 = estimate |
~$13,912
Estimated
|
~$13,055
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,425,565 | $679,781 | -745,784 (-52.3%) |
| Taxable Value | $758,359 | $679,781 | -78,578 (-10.4%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $679,781 | $1,377,750 | — | — | $679,781 | $679,781 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $631,966 | $1,735,965 | — | — | $631,966 | $631,966 | ~$13,055 | Partial |
| 2024 | $586,664 | — | — | — | $586,664 | $— | $11,707 | Verified |
| 2023 | $586,664 | — | — | −$65,874 | $520,790 | $— | $10,694 | Verified |
| 2022 | $586,664 | — | — | −$65,874 | $520,790 | $— | $11,673 | Verified |
| 2021 | $468,700 | — | — | — | $520,790 ! | $— | $12,856 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +125.6% ! | +20.0% | 53.2% | Not available | Partial |
| 2025 | +7.7% | +7.7% | ~100% | Not available | Partial |
| 2024 | -4.2% | -4.2% | ~100% | 2.0000% | Verified |
| 2023 | +3.9% | +3.9% | ~100% | 1.7500% | Verified |
| 2022 | +0.4% | +0.4% | ~100% | 1.9800% | Verified |
| 2021 | base year | — | ~100% | 2.7400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +7.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +7.6% | +8.1% | +6.2% | +25.2% | 2022 | +0.0% | 2023 |
| Assessment Ratio | 100.0% | 98.1% | — | 111.1% | 2021 | 88.8% | 2022 |
| Effective Tax Rate (2025) | 2.0700% | 2.0700% | — | 2.0700% | 2025 | 2.0700% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$13,055 | $11,997 | ~$15,458 | $13,055 | 2025 | $10,694 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$680,994 | ~$680,994 | ~2.0139% | ~$13,715 | +7.8% |
| 2027 | ~$733,826 | ~$733,826 | ~1.9814% | ~$14,540 | +16.1% |
| 2028 | ~$790,757 | ~$790,757 | ~1.9488% | ~$15,411 | +25.1% |
| 2029 | ~$852,104 | ~$852,104 | ~1.9163% | ~$16,329 | +34.8% |
| 2030 | ~$918,210 | ~$918,210 | ~1.8837% | ~$17,297 | +45.3% |
| 2026 | ~$668,355 | ~$668,355 | ~2.0465% | ~$13,678 | +5.8% |
| 2027 | ~$706,839 | ~$706,839 | ~2.0465% | ~$14,465 | +11.8% |
| 2028 | ~$747,539 | ~$747,539 | ~2.0465% | ~$15,298 | +18.3% |
| 2029 | ~$790,583 | ~$790,583 | ~2.0465% | ~$16,179 | +25.1% |
| 2030 | ~$836,105 | ~$836,105 | ~2.0465% | ~$17,111 | +32.3% |
| 2026 | ~$693,634 | ~$693,634 | ~1.9977% | ~$13,856 | +9.8% |
| 2027 | ~$761,319 | ~$761,319 | ~1.9488% | ~$14,837 | +20.5% |
| 2028 | ~$835,608 | ~$835,608 | ~1.9000% | ~$15,877 | +32.2% |
| 2029 | ~$917,147 | ~$917,147 | ~1.8512% | ~$16,978 | +45.1% |
| 2030 | ~$1,006,643 | ~$1,006,643 | ~1.8024% | ~$18,143 | +59.3% |
In 2025, this property's market value of $631,966 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -55% 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 | $631,966 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $586,664 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $586,664 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $586,664 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $468,700 | $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.