510 W OLTORF ST TX 78704
| Owner | TRES GATOS FEOS LP |
|---|---|
| Parcel ID | 0403010238 |
| Short ID | 305030 |
| Type | Real |
| Use Code | 33 Fast Food Restaurant |
| Valuation | Income |
| Improvement SF | 1,470 SF |
| Land SF | 27,001 SF |
| Acres | 0.620 |
| Year Built | 2006 |
| Legal | LOT 1-5 BLK 4 LESS S15FT & LOT 8-10 BLK 5 LESS S15FT OLT 16&17 LIVE OAK GROVE SOUTH AUSTIN (AKA - WILSON M E) |
| Neighborhood | 33CEN |
| Land | $2,700,100 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,700,100 |
| Improvement | $22,435 |
|---|---|
| Total Improvement | $22,435 |
| Market | $2,722,535 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,722,535 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,722,535 |
| Taxable Value | $2,722,535 |
|---|
Appreciation: Market value has risen +43.3% from $1,900,000 (2021) to $2,722,535 (2025), a CAGR of 9.4% 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 $55,716. 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 99% of market value ($2,700,100 land vs $22,435 improvements), about $100/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 $2,722,535, 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 +9.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $4,268,235 by 2030, with an estimated annual tax burden around $80,403. 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.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 21,321 SF | ✗ |
| 1ST | 1st Floor | 1,470 SF | ✓ |
| SO | Sketch Only | 402 SF | ✗ |
| 541 | FENCE COMM LF | 370 SF | ✗ |
| 611 | TERRACE | 200 SF | ✗ |
| 327 | STORAGE COMM'L | 144 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% | $25,188.89 | $25,188.89 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $14,266.55 | $14,266.55 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $10,232.51 | $10,232.51 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,213.22 | $3,213.22 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,815.10 | $2,815.10 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $55,716.27 | $55,716.27 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,723,582 | $2,722,535 | +0.0% |
| Assessed Value | $2,723,582 | $2,722,535 | +0.0% |
| Land Value | $2,700,100 | $2,700,100 | +0.0% |
| Improvement Value | $23,482 | $22,435 | +4.7% |
| Taxable Value | $2,723,582 | $2,722,535 | +0.0% |
| Total Tax 2026 = estimate |
~$55,738
Estimated
|
~$55,716
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,723,582 | $2,723,582 | +0 (+0.0%) |
| Taxable Value | $2,723,582 | $2,723,582 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,723,582 | $2,700,100 | $23,482 | — | $2,723,582 | $2,723,582 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,722,535 | $2,700,100 | $22,435 | — | $2,722,535 | $2,722,535 | ~$55,716 | Partial |
| 2024 | $2,790,514 | — | — | −$90,414 | $2,700,100 | $— | $53,952 | Verified |
| 2023 | $1,956,871 | — | — | — | $2,700,100 ! | $— | $46,907 | Verified |
| 2022 | $1,956,868 | — | — | −$66,798 | $1,890,070 | $— | $38,647 | Verified |
| 2021 | $1,900,000 | — | — | −$9,930 | $1,890,070 | $— | $42,595 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | -2.4% | -2.4% | ~100% | 1.9800% | Verified |
| 2023 | +42.6% | +42.6% | ~100% | 1.6800% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.2400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +39.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +8.6% | +9.4% | +42.6% | 2024 | -2.4% | 2025 |
| Assessment Ratio | 100.0% | 105.1% | — | 138.0% | 2023 | 96.6% | 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 |
$55,716 | $47,563 | ~$69,842 | $55,716 | 2025 | $38,647 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,978,711 | ~$2,978,711 | ~2.0139% | ~$59,989 | +9.4% |
| 2027 | ~$3,258,993 | ~$3,258,993 | ~1.9814% | ~$64,573 | +19.7% |
| 2028 | ~$3,565,647 | ~$3,565,647 | ~1.9488% | ~$69,489 | +31.0% |
| 2029 | ~$3,901,156 | ~$3,901,156 | ~1.9163% | ~$74,758 | +43.3% |
| 2030 | ~$4,268,235 | ~$4,268,235 | ~1.8837% | ~$80,403 | +56.8% |
| 2026 | ~$2,924,261 | ~$2,924,261 | ~2.0465% | ~$59,845 | +7.4% |
| 2027 | ~$3,140,933 | ~$3,140,933 | ~2.0465% | ~$64,279 | +15.4% |
| 2028 | ~$3,373,660 | ~$3,373,660 | ~2.0465% | ~$69,041 | +23.9% |
| 2029 | ~$3,623,631 | ~$3,623,631 | ~2.0465% | ~$74,157 | +33.1% |
| 2030 | ~$3,892,123 | ~$3,892,123 | ~2.0465% | ~$79,652 | +43.0% |
| 2026 | ~$3,033,162 | ~$2,994,789 | ~1.9977% | ~$59,826 | +11.4% |
| 2027 | ~$3,379,230 | ~$3,294,267 | ~1.9488% | ~$64,200 | +24.1% |
| 2028 | ~$3,764,783 | ~$3,623,694 | ~1.9000% | ~$68,851 | +38.3% |
| 2029 | ~$4,194,325 | ~$3,986,063 | ~1.8512% | ~$73,790 | +54.1% |
| 2030 | ~$4,672,876 | ~$4,384,670 | ~1.8024% | ~$79,028 | +71.6% |
In 2025, this property's market value of $2,722,535 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +92% 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 | $2,722,535 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $2,790,514 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,956,871 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,956,868 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,900,000 | $517,750 | $1,142,600 | $2,780,453 | ↑ Above 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.