3310 RED RIVER ST TX 78705
| Owner | CORALBELL LLC |
|---|---|
| Parcel ID | 0216070711 |
| Short ID | 210636 |
| Type | Real |
| Use Code | 53 Office Small (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 4,577 SF |
| Land SF | 19,690 SF |
| Acres | 0.452 |
| Year Built | 1930 |
| Legal | LOT 26 OLT 6&9 DIV C LESS E 5FT BEAU SITE |
| Neighborhood | 53CEN |
| Land | $1,969,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,969,000 |
| Improvement | $593,537 |
|---|---|
| Total Improvement | $593,537 |
| Market | $2,562,537 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,562,537 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,562,537 |
| Taxable Value | $2,562,537 |
|---|
Appreciation: Market value has risen +16.6% from $2,197,505 (2021) to $2,562,537 (2025), a CAGR of 3.9% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2023→2024), 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 $52,442. Austin ISD is the largest single contributor, at 45.2% 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 77% of market value ($1,969,000 land vs $593,537 improvements), about $100/SF of land. With value concentrated in the land under a ~96-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 $2,562,537, this parcel sits in the upper-middle (50th–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 +3.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,105,242 by 2030, with an estimated annual tax burden around $58,495. 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 |
|---|---|---|---|
| 1ST | 1st Floor | 4,577 SF | ✓ |
| 551 | PAVED AREA | 2,900 SF | ✗ |
| UBSMT | Unfinished Basement | 884 SF | ✓ |
| 611 | TERRACE | 478 SF | ✗ |
| 591 | MASONRY TRIM SF | 300 SF | ✗ |
| 501 | CANOPY | 153 SF | ✗ |
| 541 | FENCE COMM LF | 100 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 40 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% | $23,708.59 | $23,708.59 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $13,428.13 | $13,428.13 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $9,631.17 | $9,631.17 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,024.38 | $3,024.38 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,649.66 | $2,649.66 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $52,441.93 | $52,441.93 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,953,464 | $2,562,537 | +15.3% |
| Assessed Value | $2,953,464 | $2,562,537 | +15.3% |
| Land Value | $1,969,000 | $1,969,000 | +0.0% |
| Improvement Value | $984,464 | $593,537 | +65.9% |
| Taxable Value | $2,953,464 | $2,562,537 | +15.3% |
| Total Tax 2026 = estimate |
~$60,442
Estimated
|
~$52,442
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,953,464 | $2,953,464 | +0 (+0.0%) |
| Taxable Value | $2,953,464 | $2,953,464 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,953,464 | $1,969,000 | $984,464 | — | $2,953,464 | $2,953,464 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,562,537 | $1,969,000 | $593,537 | — | $2,562,537 | $2,562,537 | ~$52,442 | Partial |
| 2024 | $3,131,918 | — | — | −$1,162,918 | $1,969,000 | $— | $52,333 | Verified |
| 2023 | $2,533,780 | — | — | −$564,780 | $1,969,000 | $— | $56,664 | Verified |
| 2022 | $2,444,780 | — | — | −$869,580 | $1,575,200 | $— | $50,040 | Verified |
| 2021 | $2,197,505 | — | — | −$622,305 | $1,575,200 | $— | $53,215 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +15.3% | +15.3% | ~100% | Not available | Partial |
| 2025 | -3.0% | -3.0% | ~100% | Not available | Partial |
| 2024 | -15.7% | -15.7% | ~100% | 1.9800% | Verified |
| 2023 | +23.6% | +23.6% | ~100% | 1.8100% | Verified |
| 2022 | +3.6% | +3.6% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.4200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +4.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +15.3% | +7.1% | +1.2% | +23.6% | 2024 | -18.2% | 2025 |
| Assessment Ratio | 100.0% | 79.5% | — | 100.0% | 2025 | 62.9% | 2024 |
| Effective Tax Rate (2025) | 2.0500% | 2.0500% | — | 2.0500% | 2025 | 2.0500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$52,442 | $52,939 | ~$56,051 | $56,664 | 2023 | $50,040 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,662,902 | ~$2,662,902 | ~2.0139% | ~$53,629 | +3.9% |
| 2027 | ~$2,767,198 | ~$2,767,198 | ~1.9814% | ~$54,829 | +8.0% |
| 2028 | ~$2,875,579 | ~$2,875,579 | ~1.9488% | ~$56,040 | +12.2% |
| 2029 | ~$2,988,205 | ~$2,988,205 | ~1.9163% | ~$57,263 | +16.6% |
| 2030 | ~$3,105,242 | ~$3,105,242 | ~1.8837% | ~$58,495 | +21.2% |
| 2026 | ~$2,611,651 | ~$2,611,651 | ~2.0465% | ~$53,447 | +1.9% |
| 2027 | ~$2,661,707 | ~$2,661,707 | ~2.0465% | ~$54,471 | +3.9% |
| 2028 | ~$2,712,722 | ~$2,712,722 | ~2.0465% | ~$55,515 | +5.9% |
| 2029 | ~$2,764,715 | ~$2,764,715 | ~2.0465% | ~$56,579 | +7.9% |
| 2030 | ~$2,817,705 | ~$2,817,705 | ~2.0465% | ~$57,664 | +10.0% |
| 2026 | ~$2,714,153 | ~$2,714,153 | ~1.9977% | ~$54,220 | +5.9% |
| 2027 | ~$2,874,739 | ~$2,874,739 | ~1.9488% | ~$56,024 | +12.2% |
| 2028 | ~$3,044,827 | ~$3,044,827 | ~1.9000% | ~$57,852 | +18.8% |
| 2029 | ~$3,224,978 | ~$3,224,978 | ~1.8512% | ~$59,701 | +25.9% |
| 2030 | ~$3,415,789 | ~$3,415,789 | ~1.8024% | ~$61,565 | +33.3% |
In 2025, this property's market value of $2,562,537 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +81% 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 | $2,562,537 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $3,131,918 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $2,533,780 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $2,444,780 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $2,197,505 | $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.