4804 E OLTORF ST TX
| Owner | DKH DEVELOPMENT L P |
|---|---|
| Parcel ID | 0310080103 |
| Short ID | 290242 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 11,034 SF |
| Acres | 0.253 |
| Year Built | — |
| Legal | LOT 10 BLK G SUNRIDGE PARK SEC 1 |
| Neighborhood | F1110 |
| Land | $266,809 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $266,809 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $266,809 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $266,809 |
| Value Limitation Adjustment (−) (homestead cap) | −$29,209 |
| Net Appraised (assessed) | $237,600 |
| Taxable Value | $237,600 |
|---|
Appreciation: Market value has risen +61.7% from $165,000 (2021) to $266,809 (2025), a CAGR of 12.8% over 4 years. This is strong appreciation — well above typical inflation. 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 Land/Vacant parcel countywide rose +283.7%, so this parcel has lagged the broader land/vacant market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 2.0702% in 2025 (+0.0420% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $4,919. Del Valle ISD is the largest single contributor, at 45.8% of the total 2025 levy.
Assessment Gap: Assessed value ($237,600) is $29,209 below market value, suggesting potential for an upward assessment in future years.
Asset Class: Land / Vacant. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 100% of market value ($266,809 land vs $0 improvements), about $24/SF of land. With value concentrated in the land, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $266,809, this parcel sits in the upper-middle (50th–75th percentile) of Land/Vacant property in Travis County — county median $84,423 (P25 $24,862 / P75 $362,804, n=35,611). Land/Vacant here is the broad TCAD category — every land/vacant 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 +9.2% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $396,400 by 2031, with an estimated annual tax burden around $6,983. 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.
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.
| Entity | 2021 Rate | 2022 Rate | 2023 Rate | 2024 Rate | 2025 Rate | YoY (2024→25) | Amt Due | Amt Paid | Balance |
|---|---|---|---|---|---|---|---|---|---|
| IDV Del Valle ISD | 1.2020% | 1.1846% | 1.0028% | 0.9969% | 0.9489% | -0.0480% | $2,254.59 | $2,254.59 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $1,245.06 | $1,245.06 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $893.01 | $893.01 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $280.42 | $280.42 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $245.68 | $245.68 | Paid |
| Combined Rate | 2.3170% | 2.1629% | 1.9525% | 2.0282% | 2.0702% | +0.0420% | $4,918.76 | $4,918.76 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IDV Del Valle ISD | 0.9489% | $2,254.59 | 45.8% |
| CAT City of Austin | 0.5240% | $1,245.06 | 25.3% |
| TCO Travis County | 0.3758% | $893.01 | 18.2% |
| THD Travis Central Health | 0.1180% | $280.42 | 5.7% |
| ACT Austin Community College | 0.1034% | $245.68 | 5.0% |
| Total | 2.0702% | $4,918.76 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $255,746 | $266,809 | -4.1% |
| Assessed Value | $255,746 | $237,600 | +7.6% |
| Land Value | $255,746 | $266,809 | -4.1% |
| Improvement Value | — | — | — |
| Taxable Value | $255,746 | $237,600 | +7.6% |
| Total Tax 2026 = estimate |
~$5,294
Estimated
|
~$4,919
Partial
|
ⓘ |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $255,746 | $255,746 | — | — | $255,746 | $255,746 | Not yet — post-cert | Preliminary |
| 2025 | $266,809 | $266,809 | — | −$29,209 | $237,600 | $237,600 | ~$4,919 | Partial |
| 2024 | $360,000 | $360,000 | — | −$162,000 | $198,000 | $198,000 | $4,016 | Verified |
| 2023 | $165,000 | $165,000 | — | — | $165,000 | $165,000 | $3,222 | Verified |
| 2022 | $165,000 | $165,000 | — | — | $165,000 | $165,000 | $3,569 | Verified |
| 2021 | $165,000 | $165,000 | — | — | $165,000 | $165,000 | $3,058 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -4.1% | +7.6% | ~100% | Not available | Partial |
| 2025 | -25.9% | +20.0% | 89.0% | Not available | Partial |
| 2024 | +118.2% ! | +20.0% | 55.0% | No billing data | Verified |
| 2023 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2022 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +61.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -4.1% | +17.6% | +9.2% | +118.2% | 2024 | -25.9% | 2025 |
| Assessment Ratio | 100.0% | 90.7% | — | 100.0% | 2021 | 55.0% | 2024 |
| Effective Tax Rate (2025) | 1.8400% | 1.8400% | — | 1.8400% | 2025 | 1.8400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$4,919 | $3,757 | ~$6,283 | $4,919 | 2025 | $3,058 | 2021 |
Market value changed by 118% in 2024, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$279,173 | ~$279,173 | ~2.0085% | ~$5,607 | +9.2% |
| 2028 | ~$304,747 | ~$304,747 | ~1.9468% | ~$5,933 | +19.2% |
| 2029 | ~$332,662 | ~$332,662 | ~1.8851% | ~$6,271 | +30.1% |
| 2030 | ~$363,136 | ~$363,136 | ~1.8234% | ~$6,621 | +42.0% |
| 2031 | ~$396,400 | ~$396,400 | ~1.7617% | ~$6,983 | +55.0% |
| 2027 | ~$274,058 | ~$274,058 | ~2.0702% | ~$5,674 | +7.2% |
| 2028 | ~$293,682 | ~$293,682 | ~2.0702% | ~$6,080 | +14.8% |
| 2029 | ~$314,711 | ~$314,711 | ~2.0702% | ~$6,515 | +23.1% |
| 2030 | ~$337,245 | ~$337,245 | ~2.0702% | ~$6,982 | +31.9% |
| 2031 | ~$361,393 | ~$361,393 | ~2.0702% | ~$7,482 | +41.3% |
| 2027 | ~$284,288 | ~$284,288 | ~1.9776% | ~$5,622 | +11.2% |
| 2028 | ~$316,016 | ~$316,016 | ~1.8851% | ~$5,957 | +23.6% |
| 2029 | ~$351,284 | ~$351,284 | ~1.7925% | ~$6,297 | +37.4% |
| 2030 | ~$390,489 | ~$390,489 | ~1.7000% | ~$6,638 | +52.7% |
| 2031 | ~$434,069 | ~$434,069 | ~1.6074% | ~$6,977 | +69.7% |
In 2025, this property's market value of $266,809 places it in the 50th–75th percentile for Land/Vacant properties in Travis County (35611 comparable) — 3× the county median of $84,423. Land/Vacant here is the broad TCAD category — every land/vacant 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 | $266,809 | $24,862 | $84,423 | $362,804 | ↑ Above median | +2.1% |
| 2024 | $360,000 | $23,000 | $66,000 | $328,966 | ↑ Top 25% | +0.0% |
| 2023 | $165,000 | $24,692 | $71,500 | $270,000 | ↑ Above median | +0.0% |
| 2022 | $165,000 | $15,000 | $55,000 | $180,000 | ↑ Above median | +100.0% |
| 2021 | $165,000 | $8,000 | $22,000 | $81,900 | ↑ Top 25% | base yr |
| Source | What it provides | Coverage for this parcel | Confidence |
|---|---|---|---|
| TCAD Certified Appraisal Roll ↗ | Market, assessed, and taxable value; land/improvement split; exemptions | 2025 | Certified |
| Texas Comptroller Annual Jurisdiction Roll (AJR) | Prior-year market and taxable value | 2021–2024 | Verified |
| TCAD Preliminary Export ↗ | First-look 2026 appraisal value, subject to change at certification | 2026 (exported June 9, 2026; certifies July 25, 2026) | Preliminary |
| Travis County Rates History ↗ | Adopted tax rate for each of this parcel's taxing entities | 1990–2025 | Verified |
| TaxCurOpenData | Current-year (2025) tax billing, by taxing entity | 2025 | Partial |
| PIR bulk billing export | Prior-year tax billing, Travis County Tax Office | 2021, 2022, 2023, 2024 | Verified |
| Satellite imagery (Esri World Imagery) | Aerial view of the parcel | Located by geocoding this parcel's address — may not resolve for every address | — |