4404 E OLTORF ST TX 78741
| Owner | CREF3 RIVERSIDE MULTI OWNER LLC |
|---|---|
| Parcel ID | 0310080504 |
| Short ID | 290469 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | 200,868 SF |
| Land SF | 970,038 SF |
| Acres | 22.269 |
| Year Built | 2000 |
| Legal | LOT 2 LESS .081 AC & LOT 3 CHEVY CHASE SOUTH PHS 6 |
| Neighborhood | 08SH |
| Land | $4,850,190 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $4,850,190 |
| Improvement | $38,959,810 |
|---|---|
| Total Improvement | $38,959,810 |
| Market | $43,810,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $43,810,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $43,810,000 |
| Taxable Value | $43,810,000 |
|---|
Appreciation: Market value has risen +66.6% from $26,300,000 (2021) to $43,810,000 (2025), a CAGR of 13.6% over 4 years. This is strong appreciation — well above typical inflation. Growth has been fairly evenly spread across these years rather than concentrated in one jump. 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.
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 $906,948. Del Valle ISD is the largest single contributor, at 45.8% of the total 2025 levy.
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 11% of market value ($4,850,190 land vs $38,959,810 improvements), about $5/SF of land. Most value sits in the improvements, so building condition, age (~26 yrs), and rent roll drive the underwriting.
Submarket Position: At $43,810,000, 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 +13.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $82,907,751 by 2030, with an estimated annual tax burden around $1,242,988. 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.
22 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 280,440 SF | ✗ |
| 491 | SPRINKLER HEADS | 199,092 SF | ✗ |
| 1ST | 1st Floor | 71,025 SF | ✓ |
| 2ND | 2nd Floor | 67,378 SF | ✓ |
| 3RD | 3rd Floor | 62,465 SF | ✓ |
| SO | Sketch Only | 61,533 SF | ✗ |
| 591 | MASONRY TRIM SF | 21,120 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 18,673 SF | ✗ |
| 012C | PORCH OPEN 2 COMM | 18,074 SF | ✗ |
| 013C | PORCH OPEN 3 COMM | 18,074 SF | ✗ |
| 512C | DECK UNCOVRED COMM | 7,217 SF | ✗ |
| 601 | POOL COMM'L | 2,050 SF | ✗ |
| 051C | CARPORT DET 1ST COMM | 180 SF | ✗ |
| MISC | Miscellaneous | 5 SF | ✓ |
| 132 | PLBG 5-FIXT AVG | 1 SF | ✓ |
| 152 | COMMODE AVG | 1 SF | ✓ |
| 162 | LAVATORY AVG | 1 SF | ✓ |
| 182 | SINK AVG | 1 SF | ✓ |
| 192 | WATER HTR AVG | 1 SF | ✓ |
| 212 | URINAL AVG | 1 SF | ✓ |
| 447C | SPA CON COMM | 1 SF | ✗ |
| 539 | FENCE FV | 1 SF | ✗ |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| 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% | $378,620.59 | $378,620.59 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $209,088.02 | $209,088.02 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $149,965.91 | $149,965.91 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $47,092.36 | $47,092.36 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $41,257.63 | $41,257.63 | Paid |
| Combined Rate | 2.3170% | 2.1629% | 1.9525% | 2.0282% | 2.0702% | +0.0420% | $826,024.51 | $826,024.51 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $41,500,000 | $43,810,000 | -5.3% |
| Assessed Value | $41,500,000 | $43,810,000 | -5.3% |
| Land Value | $4,850,190 | $4,850,190 | +0.0% |
| Improvement Value | $36,649,810 | $38,959,810 | -5.9% |
| Taxable Value | $41,500,000 | $43,810,000 | -5.3% |
| Total Tax 2026 = estimate |
~$859,127
Estimated
|
~$826,025
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $44,850,085 | $41,500,000 | -3,350,085 (-7.5%) |
| Taxable Value | $44,850,085 | $41,500,000 | -3,350,085 (-7.5%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $41,500,000 | $4,850,190 | $36,649,810 | — | $41,500,000 | $41,500,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $43,810,000 | $4,850,190 | $38,959,810 | — | $43,810,000 | $43,810,000 | ~$826,025 | Partial |
| 2024 | $38,363,978 | — | — | −$33,513,788 | $4,850,190 | $— | $866,258 | Verified |
| 2023 | $35,830,000 | — | — | −$30,979,810 | $4,850,190 | $— | $749,075 | Verified |
| 2022 | $33,100,000 | — | — | −$28,249,810 | $4,850,190 | $— | $726,879 | Verified |
| 2021 | $26,300,000 | — | — | −$21,449,810 | $4,850,190 | $— | $720,464 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +2.4% | +2.4% | ~100% | Not available | Partial |
| 2025 | +2.6% | +2.6% | ~100% | Not available | Partial |
| 2024 | +11.3% | +11.3% | ~100% | 2.0300% | Verified |
| 2023 | +7.1% | +7.1% | ~100% | 1.9500% | Verified |
| 2022 | +8.2% | +8.2% | ~100% | 2.0300% | Verified |
| 2021 | base year | — | ~100% | 2.7400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +32.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -5.3% | +10.0% | +14.9% | +25.9% | 2022 | -5.3% | 2026 |
| Assessment Ratio | 100.0% | 43.2% | — | 100.0% | 2025 | 12.6% | 2024 |
| Effective Tax Rate (2025) | 1.8900% | 1.8900% | — | 1.8900% | 2025 | 1.8900% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$826,025 | $777,740 | ~$1,102,334 | $866,258 | 2024 | $720,464 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$49,771,145 | ~$48,191,000 | ~2.0085% | ~$967,910 | +13.6% |
| 2027 | ~$56,543,411 | ~$53,010,100 | ~1.9468% | ~$1,031,994 | +29.1% |
| 2028 | ~$64,237,167 | ~$58,311,110 | ~1.8851% | ~$1,099,217 | +46.6% |
| 2029 | ~$72,977,798 | ~$64,142,221 | ~1.8234% | ~$1,169,563 | +66.6% |
| 2030 | ~$82,907,751 | ~$70,556,443 | ~1.7617% | ~$1,242,988 | +89.2% |
| 2026 | ~$48,894,945 | ~$48,191,000 | ~2.0702% | ~$997,643 | +11.6% |
| 2027 | ~$54,570,089 | ~$53,010,100 | ~2.0702% | ~$1,097,407 | +24.6% |
| 2028 | ~$60,903,938 | ~$58,311,110 | ~2.0702% | ~$1,207,148 | +39.0% |
| 2029 | ~$67,972,944 | ~$64,142,221 | ~2.0702% | ~$1,327,863 | +55.2% |
| 2030 | ~$75,862,436 | ~$70,556,443 | ~2.0702% | ~$1,460,649 | +73.2% |
| 2026 | ~$50,647,345 | ~$48,191,000 | ~1.9776% | ~$953,043 | +15.6% |
| 2027 | ~$58,551,781 | ~$53,010,100 | ~1.8851% | ~$999,288 | +33.6% |
| 2028 | ~$67,689,848 | ~$58,311,110 | ~1.7925% | ~$1,045,251 | +54.5% |
| 2029 | ~$78,254,076 | ~$64,142,221 | ~1.7000% | ~$1,090,414 | +78.6% |
| 2030 | ~$90,467,043 | ~$70,556,443 | ~1.6074% | ~$1,134,157 | +106.5% |
In 2025, this property's market value of $43,810,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 84× 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 | $43,810,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $38,363,978 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $35,830,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $33,100,000 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $26,300,000 | $300,453 | $376,850 | $539,896 | ↑ 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.