48 EAST AVE 1105 78701
| Owner | KRISHNASWAMY RENUKA & KRISHNASWAMY MUDDENAHALLY ANANTHAMURTHY |
|---|---|
| Parcel ID | 0203032813 |
| Short ID | 958521 |
| Type | Real |
| Use Code | 22 Hi-Rise Condo / Apartment |
| Valuation | Income |
| Improvement SF | 706 SF |
| Land SF | 59 SF |
| Acres | 0.001 |
| Year Built | 2021 |
| Legal | 48 EAST CONDOMINIUMS UNT 1105 0.3282%INT IN COMMON AREA |
| Neighborhood | CBDR_C |
| Land | $40,220 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $40,220 |
| Improvement | $407,525 |
|---|---|
| Total Improvement | $407,525 |
| Market | $447,745 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $447,745 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $447,745 |
| Taxable Value | $447,745 |
|---|
Appreciation: Market value has risen +257.3% from $125,327 (2023) to $447,745 (2025), a CAGR of 89.0% over 2 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 +0.2%, 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 $9,163. 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 9% of market value ($40,220 land vs $407,525 improvements), about $682/SF of land. Most value sits in the improvements, so building condition, age (~5 yrs), and rent roll drive the underwriting.
Submarket Position: At $447,745, this parcel sits in the bottom quartile (<25th 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 +89.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $10,801,797 by 2030, with an estimated annual tax burden around $13,584. 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.
1 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 706 SF | ✓ |
Market value changed by 484% 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% | $4,142.54 | $4,142.54 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $2,346.26 | $2,346.26 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,682.83 | $1,682.83 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $528.44 | $528.44 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $462.97 | $462.97 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $9,163.04 | $9,163.04 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $431,933 | $447,745 | -3.5% |
| Assessed Value | $431,933 | $447,745 | -3.5% |
| Land Value | $51,564 | $40,220 | +28.2% |
| Improvement Value | $380,369 | $407,525 | -6.7% |
| Taxable Value | $431,933 | $447,745 | -3.5% |
| Total Tax 2026 = estimate |
~$8,839
Estimated
|
~$9,163
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $506,369 | $431,933 | -74,436 (-14.7%) |
| Taxable Value | $506,369 | $431,933 | -74,436 (-14.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $431,933 | $51,564 | $380,369 | — | $431,933 | $431,933 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $447,745 | $40,220 | $407,525 | — | $447,745 | $447,745 | ~$9,163 | Partial |
| 2024 | $530,000 | — | — | −$489,780 | $40,220 | $— | $9,716 | Verified |
| 2023 | $125,327 | — | — | −$85,107 | $40,220 | $— | $9,589 | Verified |
| 2022 | $— | — | — | — | $29,285 | $— | $2,475 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +13.1% | +13.1% | ~100% | Not available | Partial |
| 2025 | -15.5% | -15.5% | ~100% | Not available | Partial |
| 2024 | -27.6% | -27.6% | ~100% | 1.8300% | Verified |
| 2023 | +484.3% ! | +484.3% | ~100% | 1.3100% | Verified |
| 2022 | base year | — | ~100% | 1.9700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +257.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -3.5% | +101.3% | +90.4% | +322.9% | 2024 | -15.5% | 2025 |
| Assessment Ratio | 100.0% | 59.9% | — | 100.0% | 2025 | 7.6% | 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 |
$9,163 | $9,489 | ~$11,683 | $9,716 | 2024 | $9,163 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$846,299 | ~$492,520 | ~2.0139% | ~$9,919 | +89.0% |
| 2027 | ~$1,599,620 | ~$541,771 | ~1.9814% | ~$10,735 | +257.3% |
| 2028 | ~$3,023,499 | ~$595,949 | ~1.9488% | ~$11,614 | +575.3% |
| 2029 | ~$5,714,825 | ~$655,543 | ~1.9163% | ~$12,562 | +1176.4% |
| 2030 | ~$10,801,797 | ~$721,098 | ~1.8837% | ~$13,584 | +2312.5% |
| 2026 | ~$837,344 | ~$492,520 | ~2.0465% | ~$10,079 | +87.0% |
| 2027 | ~$1,565,947 | ~$541,771 | ~2.0465% | ~$11,087 | +249.7% |
| 2028 | ~$2,928,534 | ~$595,949 | ~2.0465% | ~$12,196 | +554.1% |
| 2029 | ~$5,476,757 | ~$655,543 | ~2.0465% | ~$13,416 | +1123.2% |
| 2030 | ~$10,242,281 | ~$721,098 | ~2.0465% | ~$14,757 | +2187.5% |
| 2026 | ~$855,254 | ~$492,520 | ~1.9977% | ~$9,839 | +91.0% |
| 2027 | ~$1,633,651 | ~$541,771 | ~1.9488% | ~$10,558 | +264.9% |
| 2028 | ~$3,120,496 | ~$595,949 | ~1.9000% | ~$11,323 | +596.9% |
| 2029 | ~$5,960,571 | ~$655,543 | ~1.8512% | ~$12,135 | +1231.2% |
| 2030 | ~$11,385,502 | ~$721,098 | ~1.8024% | ~$12,997 | +2442.9% |
In 2025, this property's market value of $447,745 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -68% 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 | $447,745 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $530,000 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $125,327 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | — | $553,066 | $1,215,730 | $2,939,150 | — | +3.3% |
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.