628 E OLTORF ST AUSTIN, TX 78721
| Owner | QUADINVESTMENTS INC |
|---|---|
| Parcel ID | 0303000946 |
| Short ID | 284513 |
| Type | Real |
| Use Code | 48 Convenience Store |
| Valuation | Income |
| Improvement SF | 2,700 SF |
| Land SF | 18,750 SF |
| Acres | 0.430 |
| Year Built | 1982 |
| Legal | LOT 26B * RESUB OF LOT 26 SHERWOOD OAKS SEC 1 |
| Neighborhood | 48CEN |
| Land | $1,687,500 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,687,500 |
| Improvement | $383,960 |
|---|---|
| Total Improvement | $383,960 |
| Market | $2,071,460 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,071,460 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,071,460 |
| Taxable Value | $2,071,460 |
|---|
Appreciation: Market value has risen +64.5% from $1,258,893 (2021) to $2,071,460 (2025), a CAGR of 13.3% over 4 years. This is strong appreciation — well above typical inflation. Growth has been fairly evenly spread across these years rather than concentrated in one jump. 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 $42,392. 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 81% of market value ($1,687,500 land vs $383,960 improvements), about $90/SF of land. With value concentrated in the land under a ~44-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 $2,071,460, 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 +13.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,860,435 by 2030, with an estimated annual tax burden around $62,844. 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.
3 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 7,000 SF | ✗ |
| 1ST | 1st Floor | 2,700 SF | ✓ |
| 501 | CANOPY | 1,692 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% | $19,165.15 | $19,165.15 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $10,854.80 | $10,854.80 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $7,785.48 | $7,785.48 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,444.80 | $2,444.80 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,141.89 | $2,141.89 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $42,392.12 | $42,392.12 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,071,460 | $2,071,460 | +0.0% |
| Assessed Value | $2,071,460 | $2,071,460 | +0.0% |
| Land Value | $1,687,500 | $1,687,500 | +0.0% |
| Improvement Value | $383,960 | $383,960 | +0.0% |
| Taxable Value | $2,071,460 | $2,071,460 | +0.0% |
| Total Tax 2026 = estimate |
~$42,392
Estimated
|
~$42,392
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,097,133 | $2,071,460 | -25,673 (-1.2%) |
| Taxable Value | $2,097,133 | $2,071,460 | -25,673 (-1.2%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,071,460 | $1,687,500 | $383,960 | — | $2,071,460 | $2,071,460 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,071,460 | $1,687,500 | $383,960 | — | $2,071,460 | $2,071,460 | ~$42,392 | Partial |
| 2024 | $1,825,000 | — | — | −$137,500 | $1,687,500 | $— | $38,220 | Verified |
| 2023 | $1,488,000 | — | — | — | $1,687,500 ! | $— | $33,019 | Verified |
| 2022 | $1,488,383 | — | — | −$269,633 | $1,218,750 | $— | $29,387 | Verified |
| 2021 | $1,258,893 | — | — | −$40,143 | $1,218,750 | $— | $32,397 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +1.2% | +1.2% | ~100% | Not available | Partial |
| 2025 | -0.1% | -0.1% | ~100% | Not available | Partial |
| 2024 | +13.6% | +13.6% | ~100% | 1.8400% | Verified |
| 2023 | +22.4% | +22.4% | ~100% | 1.8100% | Verified |
| 2022 | +0.2% | +0.2% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.5700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +39.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +10.9% | +13.3% | +22.6% | 2024 | +-0.0% | 2023 |
| Assessment Ratio | 100.0% | 97.4% | — | 113.4% | 2023 | 81.9% | 2022 |
| 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 |
$42,392 | $35,083 | ~$54,049 | $42,392 | 2025 | $29,387 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,346,111 | ~$2,278,606 | ~2.0139% | ~$45,890 | +13.3% |
| 2027 | ~$2,657,177 | ~$2,506,467 | ~1.9814% | ~$49,663 | +28.3% |
| 2028 | ~$3,009,486 | ~$2,757,113 | ~1.9488% | ~$53,732 | +45.3% |
| 2029 | ~$3,408,508 | ~$3,032,825 | ~1.9163% | ~$58,118 | +64.5% |
| 2030 | ~$3,860,435 | ~$3,336,107 | ~1.8837% | ~$62,844 | +86.4% |
| 2026 | ~$2,304,681 | ~$2,278,606 | ~2.0465% | ~$46,631 | +11.3% |
| 2027 | ~$2,564,161 | ~$2,506,467 | ~2.0465% | ~$51,294 | +23.8% |
| 2028 | ~$2,852,854 | ~$2,757,113 | ~2.0465% | ~$56,424 | +37.7% |
| 2029 | ~$3,174,051 | ~$3,032,825 | ~2.0465% | ~$62,066 | +53.2% |
| 2030 | ~$3,531,411 | ~$3,336,107 | ~2.0465% | ~$68,273 | +70.5% |
| 2026 | ~$2,387,540 | ~$2,278,606 | ~1.9977% | ~$45,519 | +15.3% |
| 2027 | ~$2,751,850 | ~$2,506,467 | ~1.9488% | ~$48,847 | +32.8% |
| 2028 | ~$3,171,749 | ~$2,757,113 | ~1.9000% | ~$52,386 | +53.1% |
| 2029 | ~$3,655,719 | ~$3,032,825 | ~1.8512% | ~$56,143 | +76.5% |
| 2030 | ~$4,213,538 | ~$3,336,107 | ~1.8024% | ~$60,129 | +103.4% |
In 2025, this property's market value of $2,071,460 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +46% 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 | $2,071,460 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,825,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,488,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,488,383 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,258,893 | $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.