56 EAST AVE TX 78701
| Owner | WMRE VENTURES 56 EAST LLC |
|---|---|
| Parcel ID | 0203030916 |
| Short ID | 190874 |
| Type | Real |
| Use Code | 52 Office Medium (10–35,000 SF) |
| Valuation | Income |
| Improvement SF | 17,765 SF |
| Land SF | 48,778 SF |
| Acres | 1.120 |
| Year Built | 1995 |
| Legal | 1.1198 AC BLK 2 OLT 72-73 DIVISION E |
| Neighborhood | 1CBDR |
| Land | $31,706,019 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $31,706,019 |
| Improvement | $403,762 |
|---|---|
| Total Improvement | $403,762 |
| Market | $32,109,781 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $32,109,781 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $32,109,781 |
| Taxable Value | $32,109,781 |
|---|
Appreciation: Market value has risen +99.9% from $16,065,556 (2021) to $32,109,781 (2025), a CAGR of 18.9% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→2022), 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 +17.8%, 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 $657,122. 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 ($31,706,019 land vs $403,762 improvements), about $650/SF of land. With value concentrated in the land under a ~31-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 $32,109,781, this parcel sits in the top quartile (≥75th percentile) of Commercial property in Travis County — county median $1,382,921 (P25 $632,506 / P75 $3,258,143, n=13,595). 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 +18.4% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $86,930,624 by 2031, with an estimated annual tax burden around $1,133,755. 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.
3 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 17,765 SF | ✓ |
| 501 | CANOPY | 252 SF | ✗ |
| 611 | TERRACE | 252 SF | ✗ |
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.
| 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% | $297,079.69 | $297,079.69 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $168,260.71 | $168,260.71 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $120,683.01 | $120,683.01 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $37,896.93 | $37,896.93 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $33,201.51 | $33,201.51 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $657,121.85 | $657,121.85 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IAU Austin ISD | 0.9252% | $297,079.69 | 45.2% |
| CAT City of Austin | 0.5240% | $168,260.71 | 25.6% |
| TCO Travis County | 0.3758% | $120,683.01 | 18.4% |
| THD Travis Central Health | 0.1180% | $37,896.93 | 5.8% |
| ACT Austin Community College | 0.1034% | $33,201.51 | 5.1% |
| Total | 2.0465% | $657,121.85 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $37,370,962 | $32,109,781 | +16.4% |
| Assessed Value | $37,370,962 | $32,109,781 | +16.4% |
| Land Value | $36,518,528 | $31,706,019 | +15.2% |
| Improvement Value | $852,434 | $403,762 | +111.1% |
| Taxable Value | $37,370,962 | $32,109,781 | +16.4% |
| Total Tax 2026 = estimate |
~$764,791
Estimated
|
~$657,122
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $37,370,962 | $36,518,528 | $852,434 | — | $37,370,962 | $37,370,962 | Not yet — post-cert | Preliminary |
| 2025 | $32,109,781 | $31,706,019 | $403,762 | — | $32,109,781 | $32,109,781 | ~$657,122 | Partial |
| 2024 | $32,480,323 | $31,706,019 | $774,304 | — | $32,480,323 | $32,480,323 | $636,024 | Verified |
| 2023 | $32,520,518 | $31,706,019 | $814,499 | — | $32,520,518 | $32,520,518 | $588,376 | Verified |
| 2022 | $32,324,450 | $31,706,019 | $618,431 | — | $32,324,450 | $32,324,450 | $638,383 | Verified |
| 2021 | $16,065,556 | $15,853,010 | $212,546 | — | $16,065,556 | $16,065,556 | $349,696 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +16.4% | +16.4% | ~100% | Not available | Partial |
| 2025 | -1.1% | -1.1% | ~100% | Not available | Partial |
| 2024 | -0.1% | -0.1% | ~100% | No billing data | Verified |
| 2023 | +0.6% | +0.6% | ~100% | No billing data | Verified |
| 2022 | +101.2% ! | +101.2% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +99.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +16.4% | +23.4% | +18.4% | +101.2% | 2022 | -1.1% | 2025 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 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 |
$657,122 | $573,920 | ~$975,094 | $657,122 | 2025 | $349,696 | 2021 |
Market value changed by 101% in 2022, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$44,244,774 | ~$41,108,058 | ~2.0139% | ~$827,890 | +18.4% |
| 2028 | ~$52,382,918 | ~$45,218,864 | ~1.9814% | ~$895,961 | +40.2% |
| 2029 | ~$62,017,947 | ~$49,740,750 | ~1.9488% | ~$969,367 | +66.0% |
| 2030 | ~$73,425,192 | ~$54,714,825 | ~1.9163% | ~$1,048,495 | +96.5% |
| 2031 | ~$86,930,624 | ~$60,186,308 | ~1.8837% | ~$1,133,755 | +132.6% |
| 2027 | ~$43,497,355 | ~$41,108,058 | ~2.0465% | ~$841,270 | +16.4% |
| 2028 | ~$50,628,075 | ~$45,218,864 | ~2.0465% | ~$925,397 | +35.5% |
| 2029 | ~$58,927,767 | ~$49,740,750 | ~2.0465% | ~$1,017,937 | +57.7% |
| 2030 | ~$68,588,065 | ~$54,714,825 | ~2.0465% | ~$1,119,731 | +83.5% |
| 2031 | ~$79,832,021 | ~$60,186,308 | ~2.0465% | ~$1,231,704 | +113.6% |
| 2027 | ~$44,992,193 | ~$41,108,058 | ~1.9977% | ~$821,200 | +20.4% |
| 2028 | ~$54,167,657 | ~$45,218,864 | ~1.9488% | ~$881,243 | +44.9% |
| 2029 | ~$65,214,315 | ~$49,740,750 | ~1.9000% | ~$945,083 | +74.5% |
| 2030 | ~$78,513,769 | ~$54,714,825 | ~1.8512% | ~$1,012,878 | +110.1% |
| 2031 | ~$94,525,441 | ~$60,186,308 | ~1.8024% | ~$1,084,781 | +152.9% |
In 2025, this property's market value of $32,109,781 places it in the top 25% for Commercial properties in Travis County (13595 comparable) — 23× the county median of $1,382,921. 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 | $32,109,781 | $632,506 | $1,382,921 | $3,258,143 | ↑ Top 25% | -0.8% |
| 2024 | $32,480,323 | $647,500 | $1,401,787 | $3,362,090 | ↑ Top 25% | +0.0% |
| 2023 | $32,520,518 | $651,680 | $1,383,015 | $3,277,245 | ↑ Top 25% | +9.7% |
| 2022 | $32,324,450 | $535,964 | $1,190,250 | $2,842,216 | ↑ Top 25% | +3.3% |
| 2021 | $16,065,556 | $538,645 | $1,173,514 | $2,782,974 | ↑ Top 25% | base yr |
| Source | What it provides | Coverage for this parcel | Confidence |
|---|---|---|---|
| TCAD Certified Appraisal Roll ↗ | Market, assessed, and taxable value; land/improvement split; exemptions | 2025 | Certified |
| Texas Comptroller Annual Jurisdiction Roll (AJR) | Prior-year market and taxable value | 2021–2024 | Verified |
| TCAD Preliminary Export ↗ | First-look 2026 appraisal value, subject to change at certification | 2026 (exported June 9, 2026; certifies July 25, 2026) | Preliminary |
| Travis County Rates History ↗ | Adopted tax rate for each of this parcel's taxing entities | 1990–2025 | Verified |
| TaxCurOpenData | Current-year (2025) tax billing, by taxing entity | 2025 | Partial |
| PIR bulk billing export | Prior-year tax billing, Travis County Tax Office | 2021, 2022, 2023, 2024 | Verified |
| Satellite imagery (Esri World Imagery) | Aerial view of the parcel | Located by geocoding this parcel's address — may not resolve for every address | — |