4804 E OLTORF ST TX
| Owner | DKH DEVELOPMENT L P |
|---|---|
| Parcel ID | 0310080103 |
| Short ID | 290242 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 11,034 SF |
| Acres | 0.253 |
| Year Built | — |
| Legal | LOT 10 BLK G SUNRIDGE PARK SEC 1 |
| Neighborhood | F1110 |
| Land | $266,809 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $266,809 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $266,809 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $266,809 |
| Value Limitation Adjustment (−) (homestead cap) | −$29,209 |
| Net Appraised (assessed) | $237,600 |
| Taxable Value | $237,600 |
|---|
Appreciation: Market value has risen +166.8% from $100,000 (2021) to $266,809 (2025), a CAGR of 27.8% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→2025), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend. Over the same span, the median Land/Vacant parcel countywide rose +487.2%, so this parcel has lagged the broader land/vacant market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 2.0702% in 2025 (+0.0420% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $4,919. Del Valle ISD is the largest single contributor, at 45.8% of the total 2025 levy.
Assessment Gap: Assessed value ($237,600) is $29,209 below market value, suggesting potential for an upward assessment in future years.
Asset Class: Land / Vacant. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 100% of market value ($266,809 land vs $0 improvements), about $24/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 $266,809, this parcel sits in the upper-middle (50th–75th percentile) of Land/Vacant property in Travis County — county median $85,028 (P25 $24,862 / P75 $363,420, n=35,611). Land/Vacant here is the broad TCAD category — every land/vacant 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 +27.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $909,811 by 2030, with an estimated annual tax burden around $16,028. 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.
Market value changed by 118% in 2024, 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 |
|---|---|---|---|---|---|---|---|---|---|
| IDV Del Valle ISD | 1.2020% | 1.1846% | 1.0028% | 0.9969% | 0.9489% | -0.0480% | $2,254.59 | $2,254.59 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $1,245.06 | $1,245.06 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $893.01 | $893.01 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $280.42 | $280.42 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $245.68 | $245.68 | Paid |
| Combined Rate | 2.3170% | 2.1629% | 1.9525% | 2.0282% | 2.0702% | +0.0420% | $4,918.76 | $4,918.76 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $255,746 | $266,809 | -4.1% |
| Assessed Value | $255,746 | $237,600 | +7.6% |
| Land Value | $255,746 | $266,809 | -4.1% |
| Improvement Value | — | — | — |
| Taxable Value | $255,746 | $237,600 | +7.6% |
| Total Tax 2026 = estimate |
~$5,294
Estimated
|
~$4,919
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $255,746 | $255,746 | +0 (+0.0%) |
| Taxable Value | $255,746 | $255,746 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $255,746 | $255,746 | — | — | $255,746 | $255,746 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $266,809 | $266,809 | — | −$29,209 | $237,600 | $237,600 | ~$4,919 | Partial |
| 2024 | $— | — | — | — | $360,000 | $— | $4,016 | Verified |
| 2023 | $— | — | — | — | $165,000 | $— | $3,222 | Verified |
| 2022 | $— | — | — | — | $165,000 | $— | $3,569 | Verified |
| 2021 | $100,000 | — | — | — | $132,000 ! | $— | $3,058 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -4.1% | +7.6% | ~100% | Not available | Partial |
| 2025 | -25.9% | +20.0% | 89.0% | Not available | Partial |
| 2024 | +118.2% ! | +20.0% | 55.0% | 1.1200% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.9500% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 2.1600% | Verified |
| 2021 | base year | — | ~100% | 3.0600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +61.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -4.1% | +81.4% | +28.9% | +166.8% | 2025 | -4.1% | 2026 |
| Assessment Ratio | 100.0% | 107.0% | — | 132.0% | 2021 | 89.1% | 2025 |
| Effective Tax Rate (2025) | 1.8400% | 1.8400% | — | 1.8400% | 2025 | 1.8400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$4,919 | $3,989 | ~$10,968 | $4,919 | 2025 | $3,058 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$340,997 | ~$340,997 | ~2.0085% | ~$6,849 | +27.8% |
| 2027 | ~$435,814 | ~$435,814 | ~1.9468% | ~$8,484 | +63.3% |
| 2028 | ~$556,994 | ~$556,994 | ~1.8851% | ~$10,500 | +108.8% |
| 2029 | ~$711,870 | ~$711,870 | ~1.8234% | ~$12,980 | +166.8% |
| 2030 | ~$909,811 | ~$909,811 | ~1.7617% | ~$16,028 | +241.0% |
| 2026 | ~$335,661 | ~$335,661 | ~2.0702% | ~$6,949 | +25.8% |
| 2027 | ~$422,280 | ~$422,280 | ~2.0702% | ~$8,742 | +58.3% |
| 2028 | ~$531,253 | ~$531,253 | ~2.0702% | ~$10,998 | +99.1% |
| 2029 | ~$668,346 | ~$668,346 | ~2.0702% | ~$13,836 | +150.5% |
| 2030 | ~$840,817 | ~$840,817 | ~2.0702% | ~$17,406 | +215.1% |
| 2026 | ~$346,333 | ~$346,333 | ~1.9776% | ~$6,849 | +29.8% |
| 2027 | ~$449,560 | ~$449,560 | ~1.8851% | ~$8,475 | +68.5% |
| 2028 | ~$583,555 | ~$583,555 | ~1.7925% | ~$10,460 | +118.7% |
| 2029 | ~$757,487 | ~$757,487 | ~1.7000% | ~$12,877 | +183.9% |
| 2030 | ~$983,261 | ~$983,261 | ~1.6074% | ~$15,805 | +268.5% |
In 2025, this property's market value of $266,809 places it in the 50th–75th percentile for Land/Vacant properties in Travis County (35611 comparable) — 3× the county median of $85,028. Land/Vacant here is the broad TCAD category — every land/vacant 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 | $266,809 | $24,862 | $85,028 | $363,420 | ↑ Above median | +2.1% |
| 2024 | — | $23,000 | $66,000 | $330,000 | — | +0.0% |
| 2023 | — | $25,000 | $71,500 | $271,439 | — | +0.0% |
| 2022 | — | $15,000 | $55,000 | $180,463 | — | +100.0% |
| 2021 | $100,000 | $6,000 | $14,480 | $80,000 | ↑ Top 25% | 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.