1320 E OLTORF ST TX 78704
| Owner | MDC COAST 6 LLC |
|---|---|
| Parcel ID | 0305030301 |
| Short ID | 285898 |
| Type | Real |
| Use Code | 48 Convenience Store |
| Valuation | Income |
| Improvement SF | 3,327 SF |
| Land SF | 34,038 SF |
| Acres | 0.781 |
| Year Built | 1999 |
| Legal | ABS 24 DELVALLE S ACR 0.7814 |
| Neighborhood | 48CEN |
| Land | $2,723,022 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,723,022 |
| Improvement | $561,990 |
|---|---|
| Total Improvement | $561,990 |
| Market | $3,285,012 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,285,012 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $3,285,012 |
| Taxable Value | $3,285,012 |
|---|
Appreciation: Market value has risen +101.9% from $1,627,354 (2021) to $3,285,012 (2025), a CAGR of 19.2% 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 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 $67,227. 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 83% of market value ($2,723,022 land vs $561,990 improvements), about $80/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 $3,285,012, 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 +19.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $7,904,158 by 2030, with an estimated annual tax burden around $99,660. 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 | 6,460 SF | ✗ |
| 501 | CANOPY | 4,246 SF | ✗ |
| 1ST | 1st Floor | 3,327 SF | ✓ |
| 491 | SPRINKLER HEADS | 3,327 SF | ✗ |
| 403 | CARWASH DRIVE-THRU | 120 SF | ✓ |
Market value changed by 82% in 2023, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| 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% | $30,392.93 | $30,392.93 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $17,214.02 | $17,214.02 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $12,346.55 | $12,346.55 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,877.07 | $3,877.07 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $3,396.70 | $3,396.70 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $67,227.27 | $67,227.27 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,320,554 | $3,285,012 | +1.1% |
| Assessed Value | $3,320,554 | $3,285,012 | +1.1% |
| Land Value | $2,723,022 | $2,723,022 | +0.0% |
| Improvement Value | $597,532 | $561,990 | +6.3% |
| Taxable Value | $3,320,554 | $3,285,012 | +1.1% |
| Total Tax 2026 = estimate |
~$67,955
Estimated
|
~$67,227
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,464,417 | $3,320,554 | -143,863 (-4.2%) |
| Taxable Value | $3,464,417 | $3,320,554 | -143,863 (-4.2%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,320,554 | $2,723,022 | $597,532 | — | $3,320,554 | $3,320,554 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,285,012 | $2,723,022 | $561,990 | — | $3,285,012 | $3,285,012 | ~$67,227 | Partial |
| 2024 | $2,815,000 | — | — | −$91,978 | $2,723,022 | $— | $62,427 | Verified |
| 2023 | $1,547,519 | — | — | — | $2,723,022 ! | $— | $50,930 | Verified |
| 2022 | $1,666,652 | — | — | −$475,330 | $1,191,322 | $— | $30,562 | Verified |
| 2021 | $1,627,354 | — | — | −$436,032 | $1,191,322 | $— | $36,278 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +5.5% | +5.5% | ~100% | Not available | Partial |
| 2025 | +4.3% | +4.3% | ~100% | Not available | Partial |
| 2024 | +11.9% | +11.9% | ~100% | 1.9800% | Verified |
| 2023 | +81.9% ! | +81.9% | ~100% | 1.8100% | Verified |
| 2022 | -7.1% | -7.1% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.2300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +97.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +1.1% | +19.0% | +18.9% | +81.9% | 2024 | -7.1% | 2023 |
| Assessment Ratio | 100.0% | 102.9% | — | 176.0% | 2023 | 71.5% | 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 |
$67,227 | $49,485 | ~$85,713 | $67,227 | 2025 | $30,562 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,915,621 | ~$3,613,513 | ~2.0139% | ~$72,774 | +19.2% |
| 2027 | ~$4,667,286 | ~$3,974,865 | ~1.9814% | ~$78,757 | +42.1% |
| 2028 | ~$5,563,245 | ~$4,372,351 | ~1.9488% | ~$85,210 | +69.4% |
| 2029 | ~$6,631,196 | ~$4,809,586 | ~1.9163% | ~$92,166 | +101.9% |
| 2030 | ~$7,904,158 | ~$5,290,545 | ~1.8837% | ~$99,660 | +140.6% |
| 2026 | ~$3,849,921 | ~$3,613,513 | ~2.0465% | ~$73,950 | +17.2% |
| 2027 | ~$4,511,975 | ~$3,974,865 | ~2.0465% | ~$81,345 | +37.4% |
| 2028 | ~$5,287,880 | ~$4,372,351 | ~2.0465% | ~$89,480 | +61.0% |
| 2029 | ~$6,197,213 | ~$4,809,586 | ~2.0465% | ~$98,427 | +88.7% |
| 2030 | ~$7,262,921 | ~$5,290,545 | ~2.0465% | ~$108,270 | +121.1% |
| 2026 | ~$3,981,322 | ~$3,613,513 | ~1.9977% | ~$72,186 | +21.2% |
| 2027 | ~$4,825,225 | ~$3,974,865 | ~1.9488% | ~$77,464 | +46.9% |
| 2028 | ~$5,848,007 | ~$4,372,351 | ~1.9000% | ~$83,075 | +78.0% |
| 2029 | ~$7,087,583 | ~$4,809,586 | ~1.8512% | ~$89,035 | +115.8% |
| 2030 | ~$8,589,907 | ~$5,290,545 | ~1.8024% | ~$95,355 | +161.5% |
In 2025, this property's market value of $3,285,012 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +132% 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 | $3,285,012 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $2,815,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,547,519 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,666,652 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,627,354 | $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.