111 E OLTORF ST TX
| Owner | 111 E OLTORF LLC |
|---|---|
| Parcel ID | 0405000227 |
| Short ID | 307040 |
| Type | Real |
| Use Code | 83 Service / Repair Garage |
| Valuation | Income |
| Improvement SF | 2,280 SF |
| Land SF | 7,500 SF |
| Acres | 0.172 |
| Year Built | 1985 |
| Legal | LOT 1B RESUB OF LOT 1 SOUTH CONGRESS SQUARE |
| Neighborhood | 83CEN |
| Land | $1,125,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,125,000 |
| Improvement | $49,793 |
|---|---|
| Total Improvement | $49,793 |
| Market | $1,174,793 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,174,793 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,174,793 |
| Taxable Value | $1,174,793 |
|---|
Appreciation: Market value has risen +72.8% from $680,000 (2021) to $1,174,793 (2025), a CAGR of 14.6% 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 $24,042. 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 96% of market value ($1,125,000 land vs $49,793 improvements), about $150/SF of land. With value concentrated in the land under a ~41-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 $1,174,793, this parcel sits in the lower-middle (25th–50th 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 +14.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,326,896 by 2030, with an estimated annual tax burden around $35,641. 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 |
|---|---|---|---|
| 551 | PAVED AREA | 3,600 SF | ✗ |
| 1ST | 1st Floor | 2,280 SF | ✓ |
| 501 | CANOPY | 480 SF | ✗ |
| 541 | FENCE COMM LF | 180 SF | ✗ |
| SO | Sketch Only | 120 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% | $10,869.18 | $10,869.18 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $6,156.12 | $6,156.12 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,415.40 | $4,415.40 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,386.53 | $1,386.53 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,214.74 | $1,214.74 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $24,041.97 | $24,041.97 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,292,903 | $1,174,793 | +10.1% |
| Assessed Value | $1,292,903 | $1,174,793 | +10.1% |
| Land Value | $1,125,000 | $1,125,000 | +0.0% |
| Improvement Value | $167,903 | $49,793 | +237.2% |
| Taxable Value | $1,292,903 | $1,174,793 | +10.1% |
| Total Tax 2026 = estimate |
~$26,459
Estimated
|
~$24,042
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,398,680 | $1,292,903 | -105,777 (-7.6%) |
| Taxable Value | $1,398,680 | $1,292,903 | -105,777 (-7.6%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,292,903 | $1,125,000 | $167,903 | — | $1,292,903 | $1,292,903 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,174,793 | $1,125,000 | $49,793 | — | $1,174,793 | $1,174,793 | ~$24,042 | Partial |
| 2024 | $1,110,000 | — | — | — | $1,125,000 ! | $— | $23,282 | Verified |
| 2023 | $693,256 | — | — | — | $1,110,000 ! | $— | $20,083 | Verified |
| 2022 | $700,300 | — | — | −$137,800 | $562,500 | $— | $13,691 | Verified |
| 2021 | $680,000 | — | — | −$117,500 | $562,500 | $— | $15,243 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +19.1% | +19.1% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | +5.8% | +5.8% | ~100% | 1.9800% | Verified |
| 2023 | +58.5% | +58.5% | ~100% | 1.8100% | Verified |
| 2022 | -2.9% | -2.9% | ~100% | 1.9600% | Verified |
| 2021 | base year | — | ~100% | 2.2400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +62.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +10.1% | +15.6% | +12.6% | +60.1% | 2024 | -1.0% | 2023 |
| Assessment Ratio | 100.0% | 104.1% | — | 160.1% | 2023 | 80.3% | 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 |
$24,042 | $19,268 | ~$30,653 | $24,042 | 2025 | $13,691 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,346,866 | ~$1,292,272 | ~2.0139% | ~$26,026 | +14.6% |
| 2027 | ~$1,544,143 | ~$1,421,500 | ~1.9814% | ~$28,165 | +31.4% |
| 2028 | ~$1,770,316 | ~$1,563,649 | ~1.9488% | ~$30,473 | +50.7% |
| 2029 | ~$2,029,616 | ~$1,720,014 | ~1.9163% | ~$32,960 | +72.8% |
| 2030 | ~$2,326,896 | ~$1,892,016 | ~1.8837% | ~$35,641 | +98.1% |
| 2026 | ~$1,323,370 | ~$1,292,272 | ~2.0465% | ~$26,446 | +12.6% |
| 2027 | ~$1,490,738 | ~$1,421,500 | ~2.0465% | ~$29,091 | +26.9% |
| 2028 | ~$1,679,274 | ~$1,563,649 | ~2.0465% | ~$32,000 | +42.9% |
| 2029 | ~$1,891,653 | ~$1,720,014 | ~2.0465% | ~$35,200 | +61.0% |
| 2030 | ~$2,130,893 | ~$1,892,016 | ~2.0465% | ~$38,720 | +81.4% |
| 2026 | ~$1,370,362 | ~$1,292,272 | ~1.9977% | ~$25,815 | +16.6% |
| 2027 | ~$1,598,488 | ~$1,421,500 | ~1.9488% | ~$27,703 | +36.1% |
| 2028 | ~$1,864,590 | ~$1,563,649 | ~1.9000% | ~$29,710 | +58.7% |
| 2029 | ~$2,174,990 | ~$1,720,014 | ~1.8512% | ~$31,841 | +85.1% |
| 2030 | ~$2,537,063 | ~$1,892,016 | ~1.8024% | ~$34,101 | +116.0% |
In 2025, this property's market value of $1,174,793 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -17% below 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 | $1,174,793 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $1,110,000 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $693,256 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $700,300 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $680,000 | $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.