1616 OLTORF ST 78741
| Owner | OLTORF ST 1700 AUSTIN LLC |
|---|---|
| Parcel ID | 0305031128 |
| Short ID | 952595 |
| Type | Real |
| Use Code | 30 Strip Center (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 7,600 SF |
| Land SF | 57,287 SF |
| Acres | 1.315 |
| Year Built | 2020 |
| Legal | LOT 1 GRAY & BECKER ADDN RSB OF LOT A OF RSB LOT 2 |
| Neighborhood | CEN |
| Land | $1,145,740 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,145,740 |
| Improvement | $2,005,415 |
|---|---|
| Total Improvement | $2,005,415 |
| Market | $3,151,155 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,151,155 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $3,151,155 |
| Taxable Value | $3,151,155 |
|---|
Appreciation: Market value has risen +63.0% from $1,932,796 (2023) to $3,151,155 (2025), a CAGR of 27.7% 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 $64,488. 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 36% of market value ($1,145,740 land vs $2,005,415 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 $3,151,155, 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 +27.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $10,694,959 by 2030, with an estimated annual tax burden around $95,599. 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 | 40,000 SF | ✗ |
| 1ST | 1st Floor | 7,600 SF | ✓ |
Market value changed by 104% 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% | $29,154.49 | $29,154.49 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $16,512.59 | $16,512.59 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $11,843.46 | $11,843.46 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,719.09 | $3,719.09 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $3,258.29 | $3,258.29 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $64,487.92 | $64,487.92 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,151,155 | $3,151,155 | +0.0% |
| Assessed Value | $3,151,155 | $3,151,155 | +0.0% |
| Land Value | $1,145,740 | $1,145,740 | +0.0% |
| Improvement Value | $2,005,415 | $2,005,415 | +0.0% |
| Taxable Value | $3,151,155 | $3,151,155 | +0.0% |
| Total Tax 2026 = estimate |
~$64,488
Estimated
|
~$64,488
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,151,155 | $3,151,155 | +0 (+0.0%) |
| Taxable Value | $3,151,155 | $3,151,155 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,151,155 | $1,145,740 | $2,005,415 | — | $3,151,155 | $3,151,155 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,151,155 | $1,145,740 | $2,005,415 | — | $3,151,155 | $3,151,155 | ~$64,488 | Partial |
| 2024 | $3,800,000 | — | — | −$2,654,260 | $1,145,740 | $— | $80,363 | Verified |
| 2023 | $1,932,796 | — | — | −$787,056 | $1,145,740 | $— | $68,751 | Verified |
| 2022 | $— | — | — | — | $1,145,740 | $— | $38,171 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | -22.3% | -22.3% | ~100% | Not available | Partial |
| 2024 | +2.9% | +2.9% | ~100% | 1.9800% | Verified |
| 2023 | +103.8% ! | +103.8% | ~100% | 1.7500% | Verified |
| 2022 | base year | — | ~100% | 1.9700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +63.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +26.5% | +27.7% | +96.6% | 2024 | -17.1% | 2025 |
| Assessment Ratio | 100.0% | 72.4% | — | 100.0% | 2025 | 30.2% | 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 |
$64,488 | $71,201 | ~$82,221 | $80,363 | 2024 | $64,488 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$4,023,571 | ~$3,466,271 | ~2.0139% | ~$69,808 | +27.7% |
| 2027 | ~$5,137,520 | ~$3,812,898 | ~1.9814% | ~$75,548 | +63.0% |
| 2028 | ~$6,559,872 | ~$4,194,187 | ~1.9488% | ~$81,738 | +108.2% |
| 2029 | ~$8,376,011 | ~$4,613,606 | ~1.9163% | ~$88,410 | +165.8% |
| 2030 | ~$10,694,959 | ~$5,074,967 | ~1.8837% | ~$95,599 | +239.4% |
| 2026 | ~$3,960,548 | ~$3,466,271 | ~2.0465% | ~$70,937 | +25.7% |
| 2027 | ~$4,977,837 | ~$3,812,898 | ~2.0465% | ~$78,030 | +58.0% |
| 2028 | ~$6,256,424 | ~$4,194,187 | ~2.0465% | ~$85,833 | +98.5% |
| 2029 | ~$7,863,423 | ~$4,613,606 | ~2.0465% | ~$94,417 | +149.5% |
| 2030 | ~$9,883,190 | ~$5,074,967 | ~2.0465% | ~$103,858 | +213.6% |
| 2026 | ~$4,086,594 | ~$3,466,271 | ~1.9977% | ~$69,244 | +29.7% |
| 2027 | ~$5,299,723 | ~$3,812,898 | ~1.9488% | ~$74,307 | +68.2% |
| 2028 | ~$6,872,977 | ~$4,194,187 | ~1.9000% | ~$79,690 | +118.1% |
| 2029 | ~$8,913,261 | ~$4,613,606 | ~1.8512% | ~$85,407 | +182.9% |
| 2030 | ~$11,559,214 | ~$5,074,967 | ~1.8024% | ~$91,470 | +266.8% |
In 2025, this property's market value of $3,151,155 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +122% 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 | $3,151,155 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $3,800,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $1,932,796 | $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.