1702 1/2 OLTORF ST 78741
| Owner | OLTORF ST 1616 AUSTIN LLC |
|---|---|
| Parcel ID | 0305031127 |
| Short ID | 952594 |
| Type | Real |
| Use Code | 33 Fast Food Restaurant |
| Valuation | Income |
| Improvement SF | 5,130 SF |
| Land SF | 36,869 SF |
| Acres | 0.846 |
| Year Built | 2020 |
| Legal | LOT 2 GRAY & BECKER ADDN RSB OF LOT A OF RSB LOT 2 |
| Neighborhood | CEN |
| Land | $737,380 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $737,380 |
| Improvement | $2,962,620 |
|---|---|
| Total Improvement | $2,962,620 |
| Market | $3,700,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,700,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $3,700,000 |
| Taxable Value | $3,700,000 |
|---|
Appreciation: Market value has risen +148.1% from $1,491,542 (2023) to $3,700,000 (2025), a CAGR of 57.5% over 2 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 +0.2%, 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 $75,720. 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 20% of market value ($737,380 land vs $2,962,620 improvements), about $20/SF of land. Most value sits in the improvements, so building condition, age (~6 yrs), and rent roll drive the underwriting.
Submarket Position: At $3,700,000, this parcel sits in the top quartile (≥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 +57.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $35,860,581 by 2030, with an estimated annual tax burden around $112,250. 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.
2 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 26,909 SF | ✗ |
| 1ST | 1st Floor | 5,130 SF | ✓ |
Market value changed by 142% 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% | $34,232.40 | $34,232.40 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $19,388.63 | $19,388.63 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $13,906.27 | $13,906.27 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $4,366.85 | $4,366.85 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $3,825.80 | $3,825.80 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $75,719.95 | $75,719.95 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,801,074 | $3,700,000 | +2.7% |
| Assessed Value | $3,801,074 | $3,700,000 | +2.7% |
| Land Value | $737,380 | $737,380 | +0.0% |
| Improvement Value | $3,063,694 | $2,962,620 | +3.4% |
| Taxable Value | $3,801,074 | $3,700,000 | +2.7% |
| Total Tax 2026 = estimate |
~$77,788
Estimated
|
~$75,720
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $4,001,130 | $3,801,074 | -200,056 (-5.0%) |
| Taxable Value | $4,001,130 | $3,801,074 | -200,056 (-5.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,801,074 | $737,380 | $3,063,694 | — | $3,801,074 | $3,801,074 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,700,000 | $737,380 | $2,962,620 | — | $3,700,000 | $3,700,000 | ~$75,720 | Partial |
| 2024 | $3,615,000 | — | — | −$2,877,620 | $737,380 | $— | $73,327 | Verified |
| 2023 | $1,491,542 | — | — | −$754,162 | $737,380 | $— | $53,344 | Verified |
| 2022 | $— | — | — | — | $737,380 | $— | $29,457 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +8.1% | +8.1% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | +2.4% | +2.4% | ~100% | 1.9800% | Verified |
| 2023 | +142.4% ! | +142.4% | ~100% | 1.4800% | Verified |
| 2022 | base year | — | ~100% | 1.9700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +148.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +2.7% | +49.2% | +56.7% | +142.4% | 2024 | +2.4% | 2025 |
| Assessment Ratio | 100.0% | 67.5% | — | 100.0% | 2025 | 20.4% | 2024 |
| 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 |
$75,720 | $67,464 | ~$96,541 | $75,720 | 2025 | $53,344 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$5,827,534 | ~$4,070,000 | ~2.0139% | ~$81,967 | +57.5% |
| 2027 | ~$9,178,421 | ~$4,477,000 | ~1.9814% | ~$88,707 | +148.1% |
| 2028 | ~$14,456,098 | ~$4,924,700 | ~1.9488% | ~$95,974 | +290.7% |
| 2029 | ~$22,768,488 | ~$5,417,170 | ~1.9163% | ~$103,809 | +515.4% |
| 2030 | ~$35,860,581 | ~$5,958,887 | ~1.8837% | ~$112,250 | +869.2% |
| 2026 | ~$5,753,534 | ~$4,070,000 | ~2.0465% | ~$83,292 | +55.5% |
| 2027 | ~$8,946,799 | ~$4,477,000 | ~2.0465% | ~$91,621 | +141.8% |
| 2028 | ~$13,912,356 | ~$4,924,700 | ~2.0465% | ~$100,783 | +276.0% |
| 2029 | ~$21,633,843 | ~$5,417,170 | ~2.0465% | ~$110,862 | +484.7% |
| 2030 | ~$33,640,827 | ~$5,958,887 | ~2.0465% | ~$121,948 | +809.2% |
| 2026 | ~$5,901,534 | ~$4,070,000 | ~1.9977% | ~$81,305 | +59.5% |
| 2027 | ~$9,413,002 | ~$4,477,000 | ~1.9488% | ~$87,250 | +154.4% |
| 2028 | ~$15,013,826 | ~$4,924,700 | ~1.9000% | ~$93,570 | +305.8% |
| 2029 | ~$23,947,191 | ~$5,417,170 | ~1.8512% | ~$100,282 | +547.2% |
| 2030 | ~$38,195,993 | ~$5,958,887 | ~1.8024% | ~$107,401 | +932.3% |
In 2025, this property's market value of $3,700,000 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — +161% 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 | $3,700,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $3,615,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $1,491,542 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | — | $553,066 | $1,215,730 | $2,939,150 | — | +3.3% |
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.