4011 RED RIVER ST TX 78751
| Owner | SAWYER JULIA J FAMILY LIMITED |
|---|---|
| Parcel ID | 0217090405 |
| Short ID | 211807 |
| Type | Real |
| Use Code | 83 Service / Repair Garage |
| Valuation | Income |
| Improvement SF | 3,057 SF |
| Land SF | 21,706 SF |
| Acres | 0.498 |
| Year Built | 1962 |
| Legal | LOT 1 & S37FT OF W55FT OF LOT 2 BLK 12 OLT 20-21 DIV C PLAINVIEW HEIGHTS |
| Neighborhood | 83CEN |
| Land | $1,085,300 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,085,300 |
| Improvement | $116,943 |
|---|---|
| Total Improvement | $116,943 |
| Market | $1,202,243 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,202,243 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,202,243 |
| Taxable Value | $1,202,243 |
|---|
Appreciation: Market value has risen +8.4% from $1,109,253 (2021) to $1,202,243 (2025), a CAGR of 2.0% over 4 years. Growth has been relatively flat for this asset class. 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 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 $24,604. 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 90% of market value ($1,085,300 land vs $116,943 improvements), about $50/SF of land. With value concentrated in the land under a ~64-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 $1,202,243, 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 +2.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,329,518 by 2030, with an estimated annual tax burden around $25,045. 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 |
|---|---|---|---|
| 551 | PAVED AREA | 18,000 SF | ✗ |
| 1ST | 1st Floor | 3,057 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% | $11,123.15 | $11,123.15 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $6,299.96 | $6,299.96 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,518.57 | $4,518.57 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,418.92 | $1,418.92 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,243.12 | $1,243.12 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $24,603.72 | $24,603.72 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,313,552 | $1,202,243 | +9.3% |
| Assessed Value | $1,313,552 | $1,202,243 | +9.3% |
| Land Value | $1,085,300 | $1,085,300 | +0.0% |
| Improvement Value | $228,252 | $116,943 | +95.2% |
| Taxable Value | $1,313,552 | $1,202,243 | +9.3% |
| Total Tax 2026 = estimate |
~$26,882
Estimated
|
~$24,604
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,454,616 | $1,313,552 | -141,064 (-9.7%) |
| Taxable Value | $1,442,692 | $1,313,552 | -129,140 (-9.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,313,552 | $1,085,300 | $228,252 | — | $1,313,552 | $1,313,552 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,202,243 | $1,085,300 | $116,943 | — | $1,202,243 | $1,202,243 | ~$24,604 | Partial |
| 2024 | $1,278,611 | — | — | −$193,311 | $1,085,300 | $— | $24,546 | Verified |
| 2023 | $1,225,864 | — | — | −$140,564 | $1,085,300 | $— | $23,133 | Verified |
| 2022 | $1,231,828 | — | — | −$146,528 | $1,085,300 | $— | $24,210 | Verified |
| 2021 | $1,109,253 | — | — | −$23,953 | $1,085,300 | $— | $26,813 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +21.0% | +20.0% | 99.2% | Not available | Partial |
| 2025 | -2.9% | -2.9% | ~100% | Not available | Partial |
| 2024 | -3.1% | -3.1% | ~100% | 1.9800% | Verified |
| 2023 | +4.3% | +4.3% | ~100% | 1.8100% | Verified |
| 2022 | -0.5% | -0.5% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.4200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -2.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +9.3% | +3.6% | +0.3% | +11.1% | 2022 | -6.0% | 2025 |
| Assessment Ratio | 100.0% | 93.2% | — | 100.0% | 2025 | 84.9% | 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 |
$24,604 | $24,661 | ~$24,881 | $26,813 | 2021 | $23,133 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,226,684 | ~$1,226,684 | ~2.0139% | ~$24,705 | +2.0% |
| 2027 | ~$1,251,622 | ~$1,251,622 | ~1.9814% | ~$24,799 | +4.1% |
| 2028 | ~$1,277,066 | ~$1,277,066 | ~1.9488% | ~$24,888 | +6.2% |
| 2029 | ~$1,303,028 | ~$1,303,028 | ~1.9163% | ~$24,970 | +8.4% |
| 2030 | ~$1,329,518 | ~$1,329,518 | ~1.8837% | ~$25,045 | +10.6% |
| 2026 | ~$1,202,639 | ~$1,202,639 | ~2.0465% | ~$24,612 | +0.0% |
| 2027 | ~$1,203,035 | ~$1,203,035 | ~2.0465% | ~$24,620 | +0.1% |
| 2028 | ~$1,203,432 | ~$1,203,432 | ~2.0465% | ~$24,628 | +0.1% |
| 2029 | ~$1,203,828 | ~$1,203,828 | ~2.0465% | ~$24,636 | +0.1% |
| 2030 | ~$1,204,225 | ~$1,204,225 | ~2.0465% | ~$24,644 | +0.2% |
| 2026 | ~$1,250,729 | ~$1,250,729 | ~1.9977% | ~$24,985 | +4.0% |
| 2027 | ~$1,301,170 | ~$1,301,170 | ~1.9488% | ~$25,358 | +8.2% |
| 2028 | ~$1,353,645 | ~$1,353,645 | ~1.9000% | ~$25,719 | +12.6% |
| 2029 | ~$1,408,237 | ~$1,408,237 | ~1.8512% | ~$26,069 | +17.1% |
| 2030 | ~$1,465,031 | ~$1,465,031 | ~1.8024% | ~$26,405 | +21.9% |
In 2025, this property's market value of $1,202,243 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -15% 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 | $1,202,243 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $1,278,611 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $1,225,864 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $1,231,828 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,109,253 | $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.