111 E OLTORF ST TX
| Owner | 111 E OLTORF LLC |
|---|---|
| Parcel ID | 0405000227 |
| Short ID | 307040 |
| Type | Real |
| Use Code | 83 Service / Repair Garage |
| Valuation | Income |
| Improvement SF | 2,280 SF |
| Land SF | 7,500 SF |
| Acres | 0.172 |
| Year Built | 1985 |
| Legal | LOT 1B RESUB OF LOT 1 SOUTH CONGRESS SQUARE |
| Neighborhood | 83CEN |
| Land | $1,125,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,125,000 |
| Improvement | $49,793 |
|---|---|
| Total Improvement | $49,793 |
| Market | $1,174,793 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,174,793 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,174,793 |
| Taxable Value | $1,174,793 |
|---|
Appreciation: Market value has risen +62.8% from $721,544 (2021) to $1,174,793 (2025), a CAGR of 13.0% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2022→2023), 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 +17.8%, 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 $24,042. 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 96% of market value ($1,125,000 land vs $49,793 improvements), about $150/SF of land. With value concentrated in the land under a ~41-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 $1,174,793, this parcel sits in the lower-middle (25th–50th percentile) of Commercial property in Travis County — county median $1,382,921 (P25 $632,506 / P75 $3,258,143, n=13,595). 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 +14.2% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $2,711,277 by 2031, with an estimated annual tax burden around $42,433. 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 |
|---|---|---|---|
| 551 | PAVED AREA | 3,600 SF | ✗ |
| 1ST | 1st Floor | 2,280 SF | ✓ |
| 501 | CANOPY | 480 SF | ✗ |
| 541 | FENCE COMM LF | 180 SF | ✗ |
| SO | Sketch Only | 120 SF | ✗ |
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 |
|---|---|---|---|---|---|---|---|---|---|
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $10,869.18 | $10,869.18 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $6,156.12 | $6,156.12 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,415.40 | $4,415.40 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,386.53 | $1,386.53 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,214.74 | $1,214.74 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $24,041.97 | $24,041.97 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IAU Austin ISD | 0.9252% | $10,869.18 | 45.2% |
| CAT City of Austin | 0.5240% | $6,156.12 | 25.6% |
| TCO Travis County | 0.3758% | $4,415.40 | 18.4% |
| THD Travis Central Health | 0.1180% | $1,386.53 | 5.8% |
| ACT Austin Community College | 0.1034% | $1,214.74 | 5.1% |
| Total | 2.0465% | $24,041.97 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,398,680 | $1,174,793 | +19.1% |
| Assessed Value | $1,398,680 | $1,174,793 | +19.1% |
| Land Value | $1,125,000 | $1,125,000 | +0.0% |
| Improvement Value | $273,680 | $49,793 | +449.6% |
| Taxable Value | $1,398,680 | $1,174,793 | +19.1% |
| Total Tax 2026 = estimate |
~$28,624
Estimated
|
~$24,042
Partial
|
ⓘ |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $1,398,680 | $1,125,000 | $273,680 | — | $1,398,680 | $1,398,680 | Not yet — post-cert | Preliminary |
| 2025 | $1,174,793 | $1,125,000 | $49,793 | — | $1,174,793 | $1,174,793 | ~$24,042 | Partial |
| 2024 | $1,174,793 | $1,125,000 | $49,793 | — | $1,174,793 | $1,174,793 | $23,282 | Verified |
| 2023 | $1,110,000 | $1,125,000 | — | — | $1,110,000 | $1,110,000 | $20,083 | Verified |
| 2022 | $700,338 | $562,500 | $137,838 | — | $700,338 | $700,338 | $13,691 | Verified |
| 2021 | $721,544 | $562,500 | $159,044 | — | $721,544 | $721,544 | $15,243 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +19.1% | +19.1% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | +5.8% | +5.8% | ~100% | No billing data | Verified |
| 2023 | +58.5% | +58.5% | ~100% | No billing data | Verified |
| 2022 | -2.9% | -2.9% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +62.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +19.1% | +16.1% | +14.2% | +58.5% | 2023 | -2.9% | 2022 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| 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 |
$24,042 | $19,268 | ~$36,495 | $24,042 | 2025 | $13,691 | 2022 |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$1,596,649 | ~$1,538,548 | ~2.0139% | ~$30,985 | +14.2% |
| 2028 | ~$1,822,639 | ~$1,692,403 | ~1.9814% | ~$33,533 | +30.3% |
| 2029 | ~$2,080,615 | ~$1,861,643 | ~1.9488% | ~$36,280 | +48.8% |
| 2030 | ~$2,375,105 | ~$2,047,807 | ~1.9163% | ~$39,242 | +69.8% |
| 2031 | ~$2,711,277 | ~$2,252,588 | ~1.8837% | ~$42,433 | +93.8% |
| 2027 | ~$1,568,675 | ~$1,538,548 | ~2.0465% | ~$31,486 | +12.2% |
| 2028 | ~$1,759,332 | ~$1,692,403 | ~2.0465% | ~$34,635 | +25.8% |
| 2029 | ~$1,973,161 | ~$1,861,643 | ~2.0465% | ~$38,098 | +41.1% |
| 2030 | ~$2,212,979 | ~$2,047,807 | ~2.0465% | ~$41,908 | +58.2% |
| 2031 | ~$2,481,945 | ~$2,252,588 | ~2.0465% | ~$46,099 | +77.4% |
| 2027 | ~$1,624,623 | ~$1,538,548 | ~1.9977% | ~$30,735 | +16.2% |
| 2028 | ~$1,887,064 | ~$1,692,403 | ~1.9488% | ~$32,982 | +34.9% |
| 2029 | ~$2,191,900 | ~$1,861,643 | ~1.9000% | ~$35,372 | +56.7% |
| 2030 | ~$2,545,980 | ~$2,047,807 | ~1.8512% | ~$37,909 | +82.0% |
| 2031 | ~$2,957,257 | ~$2,252,588 | ~1.8024% | ~$40,600 | +111.4% |
In 2025, this property's market value of $1,174,793 places it in the 25th–50th percentile for Commercial properties in Travis County (13595 comparable) — -15% below the county median of $1,382,921. 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 | $1,174,793 | $632,506 | $1,382,921 | $3,258,143 | ↓ Below median | -0.8% |
| 2024 | $1,174,793 | $647,500 | $1,401,787 | $3,362,090 | ↓ Below median | +0.0% |
| 2023 | $1,110,000 | $651,680 | $1,383,015 | $3,277,245 | ↓ Below median | +9.7% |
| 2022 | $700,338 | $535,964 | $1,190,250 | $2,842,216 | ↓ Below median | +3.3% |
| 2021 | $721,544 | $538,645 | $1,173,514 | $2,782,974 | ↓ Below median | 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 | — |