1420 W OLTORF ST TX 78704
| Owner | SIERRA GROUP L P |
|---|---|
| Parcel ID | 0401061310 |
| Short ID | 303116 |
| Type | Real |
| Use Code | 61 Warehouse (<20,000 SF) |
| Valuation | Cost |
| Improvement SF | 4,450 SF |
| Land SF | 13,652 SF |
| Acres | 0.313 |
| Year Built | 2004 |
| Legal | N CEN 55 FT & CEN 75 FT OF LOT 11 FREDERICKSBURG ROAD ACRES |
| Neighborhood | 61CEN |
| Land | $1,638,204 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,638,204 |
| Improvement | $61,796 |
|---|---|
| Total Improvement | $61,796 |
| Market | $1,700,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,700,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,700,000 |
| Taxable Value | $1,700,000 |
|---|
Appreciation: Market value has risen +54.5% from $1,100,000 (2021) to $1,700,000 (2025), a CAGR of 11.5% 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 $34,790. 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 cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 96% of market value ($1,638,204 land vs $61,796 improvements), about $120/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 $1,700,000, 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 +11.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,929,336 by 2030, with an estimated annual tax burden around $51,574. 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.
7 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 5,289 SF | ✗ |
| 1ST | 1st Floor | 4,450 SF | ✓ |
| 093 | HVAC COMMRCL SF | 3,204 SF | ✗ |
| MEZZ | Mezzanine | 1,246 SF | ✓ |
| 611 | TERRACE | 492 SF | ✗ |
| 881 | COMMCL FINISHOUT | 252 SF | ✓ |
| 501 | CANOPY | 240 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 |
|---|---|---|---|---|---|---|---|---|---|
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $15,728.40 | $15,728.40 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $8,908.29 | $8,908.29 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $6,389.37 | $6,389.37 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,006.39 | $2,006.39 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,757.80 | $1,757.80 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $34,790.25 | $34,790.25 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,001,697 | $1,700,000 | +17.7% |
| Assessed Value | $2,001,697 | $1,700,000 | +17.7% |
| Land Value | $1,638,204 | $1,638,204 | +0.0% |
| Improvement Value | $363,493 | $61,796 | +488.2% |
| Taxable Value | $2,001,697 | $1,700,000 | +17.7% |
| Total Tax 2026 = estimate |
~$40,964
Estimated
|
~$34,790
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,001,697 | $2,001,697 | +0 (+0.0%) |
| Taxable Value | $2,001,697 | $2,001,697 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,001,697 | $1,638,204 | $363,493 | — | $2,001,697 | $2,001,697 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,700,000 | $1,638,204 | $61,796 | — | $1,700,000 | $1,700,000 | ~$34,790 | Partial |
| 2024 | $1,800,000 | — | — | −$161,796 | $1,638,204 | $— | $36,069 | Verified |
| 2023 | $1,206,000 | — | — | — | $1,638,204 ! | $— | $32,566 | Verified |
| 2022 | $1,303,511 | — | — | −$211,375 | $1,092,136 | $— | $23,818 | Verified |
| 2021 | $1,100,000 | — | — | −$7,864 | $1,092,136 | $— | $28,373 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +17.7% | +17.7% | ~100% | Not available | Partial |
| 2025 | -6.6% | -6.6% | ~100% | Not available | Partial |
| 2024 | +1.1% | +1.1% | ~100% | 1.9800% | Verified |
| 2023 | +49.3% | +49.3% | ~100% | 1.8100% | Verified |
| 2022 | -7.5% | -7.5% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.5800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +30.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +17.7% | +14.5% | +8.1% | +49.3% | 2024 | -7.5% | 2023 |
| Assessment Ratio | 100.0% | 101.6% | — | 135.8% | 2023 | 83.8% | 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 |
$34,790 | $31,123 | ~$44,357 | $36,069 | 2024 | $23,818 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,895,453 | ~$1,870,000 | ~2.0139% | ~$37,661 | +11.5% |
| 2027 | ~$2,113,377 | ~$2,057,000 | ~1.9814% | ~$40,757 | +24.3% |
| 2028 | ~$2,356,357 | ~$2,262,700 | ~1.9488% | ~$44,096 | +38.6% |
| 2029 | ~$2,627,273 | ~$2,488,970 | ~1.9163% | ~$47,696 | +54.5% |
| 2030 | ~$2,929,336 | ~$2,737,867 | ~1.8837% | ~$51,574 | +72.3% |
| 2026 | ~$1,861,453 | ~$1,861,453 | ~2.0465% | ~$38,094 | +9.5% |
| 2027 | ~$2,038,239 | ~$2,038,239 | ~2.0465% | ~$41,712 | +19.9% |
| 2028 | ~$2,231,815 | ~$2,231,815 | ~2.0465% | ~$45,674 | +31.3% |
| 2029 | ~$2,443,776 | ~$2,443,776 | ~2.0465% | ~$50,012 | +43.8% |
| 2030 | ~$2,675,867 | ~$2,675,867 | ~2.0465% | ~$54,761 | +57.4% |
| 2026 | ~$1,929,453 | ~$1,870,000 | ~1.9977% | ~$37,356 | +13.5% |
| 2027 | ~$2,189,875 | ~$2,057,000 | ~1.9488% | ~$40,088 | +28.8% |
| 2028 | ~$2,485,448 | ~$2,262,700 | ~1.9000% | ~$42,992 | +46.2% |
| 2029 | ~$2,820,914 | ~$2,488,970 | ~1.8512% | ~$46,076 | +65.9% |
| 2030 | ~$3,201,659 | ~$2,737,867 | ~1.8024% | ~$49,347 | +88.3% |
In 2025, this property's market value of $1,700,000 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +20% 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 | $1,700,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,800,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,206,000 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $1,303,511 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,100,000 | $517,750 | $1,142,600 | $2,780,453 | ↓ Below 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.