117 E OLTORF ST TX 78704
| Owner | HEB GROCERY COMPANY LP |
|---|---|
| Parcel ID | 0405000223 |
| Short ID | 307037 |
| Type | Real |
| Use Code | 83 Service / Repair Garage |
| Valuation | Income |
| Improvement SF | 7,660 SF |
| Land SF | 22,500 SF |
| Acres | 0.517 |
| Year Built | 1965 |
| Legal | LOT 5 2ND RESUB OF SOUTH CONGRESS SQUARE |
| Neighborhood | 83CEN |
| Land | $3,375,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,375,000 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $3,291,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,291,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $3,291,000 |
| Taxable Value | $3,291,000 |
|---|
Appreciation: Market value has risen +84.4% from $1,784,858 (2021) to $3,291,000 (2025), a CAGR of 16.5% 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 $67,350. 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 103% of market value ($3,375,000 land vs $0 improvements), about $150/SF of land. With value concentrated in the land under a ~61-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 $3,291,000, 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 +16.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $7,071,038 by 2030, with an estimated annual tax burden around $99,842. 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.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 13,045 SF | ✗ |
| 1ST | 1st Floor | 7,660 SF | ✓ |
| SO | Sketch Only | 2,444 SF | ✗ |
| 881 | COMMCL FINISHOUT | 2,059 SF | ✓ |
| 328 | MEZZ COMM (STG) | 930 SF | ✓ |
| 611 | TERRACE | 337 SF | ✗ |
| 011 | PORCH OPEN 1ST F | 36 SF | ✗ |
| 482 | LIGHT POLES | 2 SF | ✓ |
Market value changed by 99% in 2023, 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% | $30,448.33 | $30,448.33 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $17,245.40 | $17,245.40 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $12,369.06 | $12,369.06 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,884.14 | $3,884.14 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $3,402.89 | $3,402.89 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $67,349.82 | $67,349.82 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,291,000 | $3,291,000 | +0.0% |
| Assessed Value | $3,291,000 | $3,291,000 | +0.0% |
| Land Value | $3,375,000 | $3,375,000 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $3,291,000 | $3,291,000 | +0.0% |
| Total Tax 2026 = estimate |
~$67,350
Estimated
|
~$67,350
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $4,840,538 | $3,291,000 | -1,549,538 (-32.0%) |
| Taxable Value | $3,949,200 | $3,291,000 | -658,200 (-16.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,291,000 | $3,375,000 | — | — | $3,291,000 | $3,291,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,291,000 | $3,375,000 | — | — | $3,291,000 | $3,291,000 | ~$67,350 | Partial |
| 2024 | $3,291,136 | — | — | — | $3,375,000 ! | $— | $65,535 | Verified |
| 2023 | $1,770,690 | — | — | — | $3,375,000 ! | $— | $59,906 | Verified |
| 2022 | $1,656,000 | — | — | — | $1,687,500 ! | $— | $35,032 | Verified |
| 2021 | $1,784,858 | — | — | −$97,358 | $1,687,500 | $— | $36,182 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +47.1% | +20.0% | 81.6% | Not available | Partial |
| 2025 | -8.6% | -8.6% | ~100% | Not available | Partial |
| 2024 | -1.6% | -1.6% | ~100% | 1.8200% | Verified |
| 2023 | +99.4% ! | +99.4% | ~100% | 1.6400% | Verified |
| 2022 | +2.7% | +2.7% | ~100% | 1.9100% | Verified |
| 2021 | base year | — | ~100% | 2.0300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +84.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +17.1% | +16.5% | +85.9% | 2024 | -7.2% | 2022 |
| Assessment Ratio | 100.0% | 114.9% | — | 190.6% | 2023 | 94.5% | 2021 |
| 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 |
$67,350 | $52,801 | ~$85,870 | $67,350 | 2025 | $35,032 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,834,943 | ~$3,620,100 | ~2.0139% | ~$72,907 | +16.5% |
| 2027 | ~$4,468,790 | ~$3,982,110 | ~1.9814% | ~$78,901 | +35.8% |
| 2028 | ~$5,207,401 | ~$4,380,321 | ~1.9488% | ~$85,365 | +58.2% |
| 2029 | ~$6,068,091 | ~$4,818,353 | ~1.9163% | ~$92,334 | +84.4% |
| 2030 | ~$7,071,038 | ~$5,300,188 | ~1.8837% | ~$99,842 | +114.9% |
| 2026 | ~$3,769,123 | ~$3,620,100 | ~2.0465% | ~$74,085 | +14.5% |
| 2027 | ~$4,316,709 | ~$3,982,110 | ~2.0465% | ~$81,493 | +31.2% |
| 2028 | ~$4,943,849 | ~$4,380,321 | ~2.0465% | ~$89,643 | +50.2% |
| 2029 | ~$5,662,102 | ~$4,818,353 | ~2.0465% | ~$98,607 | +72.0% |
| 2030 | ~$6,484,704 | ~$5,300,188 | ~2.0465% | ~$108,468 | +97.0% |
| 2026 | ~$3,900,763 | ~$3,620,100 | ~1.9977% | ~$72,317 | +18.5% |
| 2027 | ~$4,623,505 | ~$3,982,110 | ~1.9488% | ~$77,605 | +40.5% |
| 2028 | ~$5,480,157 | ~$4,380,321 | ~1.9000% | ~$83,227 | +66.5% |
| 2029 | ~$6,495,532 | ~$4,818,353 | ~1.8512% | ~$89,197 | +97.4% |
| 2030 | ~$7,699,037 | ~$5,300,188 | ~1.8024% | ~$95,529 | +133.9% |
In 2025, this property's market value of $3,291,000 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +132% 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 | $3,291,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $3,291,136 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,770,690 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,656,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,784,858 | $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.