1100 E OLTORF ST 12 TX 78719
| Owner | TCHFC TRAVIS PARK LAND LLC |
|---|---|
| Parcel ID | 0304021026 |
| Short ID | 285278 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | 168,363 SF |
| Land SF | 597,395 SF |
| Acres | 13.714 |
| Year Built | 1968 |
| Legal | ABS 8 SUR 20 DECKER I ACR 13.7143 |
| Neighborhood | 08SC1 |
| Land | $47,791,593 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $47,791,593 |
| Improvement | $1,945,720 |
|---|---|
| Total Improvement | $1,945,720 |
| Market | $49,737,313 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $49,737,313 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $49,737,313 |
| Taxable Value | $49,737,313 |
|---|
Appreciation: Market value has risen +138.5% from $20,850,000 (2021) to $49,737,313 (2025), a CAGR of 24.3% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2024→2025), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend. Over the same span, the median Multi-Family parcel countywide rose +37.9%, so this parcel has outpaced the broader multi-family market over the same period.
Asset Class: Multi-family residential. 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 ($47,791,593 land vs $1,945,720 improvements), about $80/SF of land. With value concentrated in the land under a ~58-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 $49,737,313, this parcel sits in the top quartile (≥75th percentile) of Multi-Family property in Travis County — county median $519,778 (P25 $438,669 / P75 $749,859, n=12,584). Multi-Family here is the broad TCAD category — every multi-family 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 +24.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $147,452,671 by 2030, with an estimated annual tax burden around $0. 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.
15 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| SO | Sketch Only | 213,150 SF | ✗ |
| 551 | PAVED AREA | 108,000 SF | ✗ |
| 1ST | 1st Floor | 88,420 SF | ✓ |
| 2ND | 2nd Floor | 79,943 SF | ✓ |
| 611 | TERRACE | 12,240 SF | ✗ |
| 571C | STORAGE DET COMM | 2,492 SF | ✓ |
| 011C | PORCH OPEN 1ST COMM | 1,344 SF | ✗ |
| 012C | PORCH OPEN 2 COMM | 1,344 SF | ✗ |
| MISC | Miscellaneous | 15 SF | ✓ |
| 132 | PLBG 5-FIXT AVG | 1 SF | ✓ |
| 152 | COMMODE AVG | 1 SF | ✓ |
| 162 | LAVATORY AVG | 1 SF | ✓ |
| 303 | STAIRWAYS FV | 1 SF | ✓ |
| 531 | OBS FENCE | 1 SF | ✗ |
| 539 | FENCE FV | 1 SF | ✗ |
Market value changed by 80% in 2023, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $49,851,930 | $49,737,313 | +0.2% |
| Assessed Value | $49,851,930 | $49,737,313 | +0.2% |
| Land Value | $47,791,593 | $47,791,593 | +0.0% |
| Improvement Value | $2,060,337 | $1,945,720 | +5.9% |
| Taxable Value | — | — | — |
| Exemptions | — | E | |
| Total Tax | Pending certification | — | |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $49,851,930 | $49,851,930 | +0 (+0.0%) |
| Taxable Value | — | — | — |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $49,851,930 | $47,791,593 | $2,060,337 | — | $49,851,930 | $— | Not yet — post-cert | Certified — no billing yet |
| 2025 | $49,737,313 | $47,791,593 | $1,945,720 | — | $49,737,313 | $— | not in county billing file ⓘ | Partial |
| 2024 | $23,680,000 | — | — | — | $23,680,000 | $— | $190,687 | Verified |
| 2023 | $28,847,766 | — | — | −$5,167,766 | $23,680,000 | $— | $214,215 | Verified |
| 2022 | $— | — | — | — | $17,921,847 | $— | $569,721 | Verified |
| 2021 | $20,850,000 | — | — | −$2,928,152 | $17,921,848 | $— | $421,959 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.2% | +0.2% | ~100% | Not available | Partial |
| 2025 | +110.0% ! | +110.0% | ~100% | Not available | Partial |
| 2024 | -54.5% | -54.5% | ~100% | 0.8100% | Verified |
| 2023 | +80.3% ! | +80.3% | ~100% | 0.4100% | Verified |
| 2022 | +36.9% | +36.9% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.0200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +136.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.2% | +32.7% | +24.2% | +110.0% | 2025 | -17.9% | 2024 |
| Assessment Ratio | 100.0% | 93.6% | — | 100.0% | 2024 | 82.1% | 2023 |
|
Effective Tax Rate (2025)
⚑ Billing data available for 2025 only |
— | — | — | — | — | — | — |
| Tax Amount | $190,687 | $275,620 | — | $421,959 | 2021 | $190,687 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$61,812,511 | ~$54,711,044 | ~0.0000% | ~$0 | +24.3% |
| 2027 | ~$76,819,318 | ~$60,182,149 | ~0.0000% | ~$0 | +54.5% |
| 2028 | ~$95,469,471 | ~$66,200,364 | ~0.0000% | ~$0 | +91.9% |
| 2029 | ~$118,647,497 | ~$72,820,400 | ~0.0000% | ~$0 | +138.5% |
| 2030 | ~$147,452,671 | ~$80,102,440 | ~0.0000% | ~$0 | +196.5% |
| 2026 | ~$60,817,764 | ~$54,711,044 | ~0.0000% | ~$0 | +22.3% |
| 2027 | ~$74,366,713 | ~$60,182,149 | ~0.0000% | ~$0 | +49.5% |
| 2028 | ~$90,934,089 | ~$66,200,364 | ~0.0000% | ~$0 | +82.8% |
| 2029 | ~$111,192,335 | ~$72,820,400 | ~0.0000% | ~$0 | +123.6% |
| 2030 | ~$135,963,703 | ~$80,102,440 | ~0.0000% | ~$0 | +173.4% |
| 2026 | ~$62,807,257 | ~$54,711,044 | ~0.0000% | ~$0 | +26.3% |
| 2027 | ~$79,311,714 | ~$60,182,149 | ~0.0000% | ~$0 | +59.5% |
| 2028 | ~$100,153,203 | ~$66,200,364 | ~0.0000% | ~$0 | +101.4% |
| 2029 | ~$126,471,407 | ~$72,820,400 | ~0.0000% | ~$0 | +154.3% |
| 2030 | ~$159,705,494 | ~$80,102,440 | ~0.0000% | ~$0 | +221.1% |
In 2025, this property's market value of $49,737,313 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 96× the county median of $519,778. Multi-Family here is the broad TCAD category — every multi-family 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 | $49,737,313 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $23,680,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $28,847,766 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | — | $506,618 | $615,058 | $906,429 | — | +39.1% |
| 2021 | $20,850,000 | $300,453 | $376,850 | $539,896 | ↑ Top 25% | base yr |