201 E OLTORF ST TX 78704
| Owner | EASTERLING J M JR & |
|---|---|
| Parcel ID | 0405000201 |
| Short ID | 307025 |
| Type | Real |
| Use Code | 33 Fast Food Restaurant |
| Valuation | Income |
| Improvement SF | 2,516 SF |
| Land SF | 174,533 SF |
| Acres | 4.007 |
| Year Built | 1988 |
| Legal | 28374SQ FT OF LOT 3C *THIRD RESUB OF SOUTH CONGRESS SQUARE |
| Neighborhood | 33SCN |
| Land | $19,744,499 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $19,744,499 |
| Improvement | $437,436 |
|---|---|
| Total Improvement | $437,436 |
| Market | $20,181,935 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $20,181,935 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $20,181,935 |
| Taxable Value | $20,181,935 |
|---|
Appreciation: Market value has risen +56.3% from $12,908,209 (2021) to $20,181,935 (2025), a CAGR of 11.8% 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 $413,020. 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 98% of market value ($19,744,499 land vs $437,436 improvements), about $113/SF of land. With value concentrated in the land under a ~38-year-old structure, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $20,181,935, this parcel sits in the top quartile (≥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 +11.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $35,284,488 by 2030, with an estimated annual tax burden around $612,277. 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.
5 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 2,516 SF | ✓ |
| 551 | PAVED AREA | 296 SF | ✗ |
| 501 | CANOPY | 277 SF | ✗ |
| 611 | TERRACE | 265 SF | ✗ |
| SO | Sketch Only | 165 SF | ✗ |
| Unit (prop_id) | Owner | Address | Market Value | Assessed Value | Taxable Value |
|---|---|---|---|---|---|
| 307025 | EASTERLING J M JR & KENSINGER PROPERTIES LTD | 2409 CONGRESS AVE 78704 | $16,574,000 | $16,574,000 | $16,574,000 |
| 307026 | EASTERLING J M JR & | 201 OLTORF ST 78704 | $2,048,619 | $2,048,619 | $2,048,619 |
Market value changed by 82% in 2022, 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% | $186,723.26 | $186,723.26 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $105,756.77 | $105,756.77 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $75,852.79 | $75,852.79 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $23,819.32 | $23,819.32 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $20,868.12 | $20,868.12 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $413,020.26 | $413,020.26 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $18,622,619 | $20,181,935 | -7.7% |
| Assessed Value | $18,622,619 | $20,181,935 | -7.7% |
| Land Value | $19,744,499 | $19,744,499 | +0.0% |
| Improvement Value | $62,439 | $437,436 | -85.7% |
| Taxable Value | $18,622,619 | $20,181,935 | -7.7% |
| Total Tax 2026 = estimate |
~$381,109
Estimated
|
~$413,020
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $20,207,352 | $18,622,619 | -1,584,733 (-7.8%) |
| Taxable Value | $20,207,352 | $18,622,619 | -1,584,733 (-7.8%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $18,622,619 | $19,744,499 | $62,439 | — | $18,622,619 | $18,622,619 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $20,181,935 | $19,744,499 | $437,436 | — | $20,181,935 | $20,181,935 | ~$413,020 | Partial |
| 2024 | $21,621,165 | — | — | −$1,876,666 | $19,744,499 | $— | $399,922 | Verified |
| 2023 | $13,082,677 | — | — | — | $21,488,517 ! | $— | $391,180 | Verified |
| 2022 | $13,175,386 | — | — | −$665,758 | $12,509,628 | $— | $258,373 | Verified |
| 2021 | $12,908,209 | — | — | −$398,581 | $12,509,628 | $— | $286,786 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.2% | +0.2% | ~100% | Not available | Partial |
| 2025 | -0.0% | -0.0% | ~100% | Not available | Partial |
| 2024 | -3.3% | -3.3% | ~100% | 1.9800% | Verified |
| 2023 | +6.7% | +6.7% | ~100% | 1.8100% | Verified |
| 2022 | -82.1% ! | -82.1% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.2200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -81.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -7.7% | +10.5% | +13.7% | +65.3% | 2024 | -7.7% | 2026 |
| Assessment Ratio | 100.0% | 107.9% | — | 164.3% | 2023 | 91.3% | 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 |
$413,020 | $349,856 | ~$526,593 | $413,020 | 2025 | $258,373 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$22,567,685 | ~$22,200,128 | ~2.0139% | ~$447,096 | +11.8% |
| 2027 | ~$25,235,459 | ~$24,420,141 | ~1.9814% | ~$483,858 | +25.0% |
| 2028 | ~$28,218,597 | ~$26,862,155 | ~1.9488% | ~$523,500 | +39.8% |
| 2029 | ~$31,554,378 | ~$29,548,371 | ~1.9163% | ~$566,233 | +56.3% |
| 2030 | ~$35,284,488 | ~$32,503,208 | ~1.8837% | ~$612,277 | +74.8% |
| 2026 | ~$22,164,046 | ~$22,164,046 | ~2.0465% | ~$453,584 | +9.8% |
| 2027 | ~$24,340,824 | ~$24,340,824 | ~2.0465% | ~$498,131 | +20.6% |
| 2028 | ~$26,731,389 | ~$26,731,389 | ~2.0465% | ~$547,054 | +32.5% |
| 2029 | ~$29,356,736 | ~$29,356,736 | ~2.0465% | ~$600,781 | +45.5% |
| 2030 | ~$32,239,924 | ~$32,239,924 | ~2.0465% | ~$659,785 | +59.7% |
| 2026 | ~$22,971,323 | ~$22,200,128 | ~1.9977% | ~$443,484 | +13.8% |
| 2027 | ~$26,146,239 | ~$24,420,141 | ~1.9488% | ~$475,909 | +29.6% |
| 2028 | ~$29,759,967 | ~$26,862,155 | ~1.9000% | ~$510,385 | +47.5% |
| 2029 | ~$33,873,156 | ~$29,548,371 | ~1.8512% | ~$546,998 | +67.8% |
| 2030 | ~$38,554,837 | ~$32,503,208 | ~1.8024% | ~$585,828 | +91.0% |
In 2025, this property's market value of $20,181,935 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 14× 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 | $20,181,935 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $21,621,165 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $13,082,677 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $13,175,386 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $12,908,209 | $517,750 | $1,142,600 | $2,780,453 | ↑ 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.