48 EAST AVE 1402 78701
| Owner | VENKATRAMANI RAJALAKSHMI & KAUSHIK MUTHUSWAMY |
|---|---|
| Parcel ID | 0203032843 |
| Short ID | 958551 |
| Type | Real |
| Use Code | 22 Hi-Rise Condo / Apartment |
| Valuation | Income |
| Improvement SF | 450 SF |
| Land SF | 37 SF |
| Acres | 0.001 |
| Year Built | 2021 |
| Legal | 48 EAST CONDOMINIUMS UNT 1402 0.2063%INT IN COMMON AREA |
| Neighborhood | CBDR_C |
| Land | $25,273 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $25,273 |
| Improvement | $383,174 |
|---|---|
| Total Improvement | $383,174 |
| Market | $408,447 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $408,447 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $408,447 |
| Taxable Value | $408,447 |
|---|
Appreciation: Market value has risen +418.5% from $78,780 (2023) to $408,447 (2025), a CAGR of 127.7% 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 $8,359. 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 6% of market value ($25,273 land vs $383,174 improvements), about $683/SF of land. Most value sits in the improvements, so building condition, age (~5 yrs), and rent roll drive the underwriting.
Submarket Position: At $408,447, 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 +127.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $24,999,714 by 2030, with an estimated annual tax burden around $12,391. 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 | 450 SF | ✓ |
Market value changed by 492% 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% | $3,778.95 | $3,778.95 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $2,140.33 | $2,140.33 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,535.13 | $1,535.13 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $482.06 | $482.06 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $422.33 | $422.33 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $8,358.80 | $8,358.80 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $311,010 | $408,447 | -23.9% |
| Assessed Value | $311,010 | $408,447 | -23.9% |
| Land Value | $32,401 | $25,273 | +28.2% |
| Improvement Value | $278,609 | $383,174 | -27.3% |
| Taxable Value | $311,010 | $408,447 | -23.9% |
| Total Tax 2026 = estimate |
~$6,365
Estimated
|
~$8,359
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $322,290 | $311,010 | -11,280 (-3.5%) |
| Taxable Value | $322,290 | $311,010 | -11,280 (-3.5%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $311,010 | $32,401 | $278,609 | — | $311,010 | $311,010 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $408,447 | $25,273 | $383,174 | — | $408,447 | $408,447 | ~$8,359 | Partial |
| 2024 | $466,364 | — | — | −$441,091 | $25,273 | $— | $9,131 | Verified |
| 2023 | $78,780 | — | — | −$53,507 | $25,273 | $— | $8,438 | Verified |
| 2022 | $— | — | — | — | $18,410 | $— | $1,556 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -21.1% | -21.1% | ~100% | Not available | Partial |
| 2025 | -11.3% | -11.3% | ~100% | Not available | Partial |
| 2024 | -1.2% | -1.2% | ~100% | 1.9800% | Verified |
| 2023 | +492.0% ! | +492.0% | ~100% | 1.8100% | Verified |
| 2022 | base year | — | ~100% | 1.9700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +418.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -23.9% | +151.9% | +142.0% | +492.0% | 2024 | -23.9% | 2026 |
| Assessment Ratio | 100.0% | 59.4% | — | 100.0% | 2025 | 5.4% | 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 |
$8,359 | $8,642 | ~$10,657 | $9,131 | 2024 | $8,359 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$930,027 | ~$449,292 | ~2.0139% | ~$9,048 | +127.7% |
| 2027 | ~$2,117,656 | ~$494,221 | ~1.9814% | ~$9,792 | +418.5% |
| 2028 | ~$4,821,868 | ~$543,643 | ~1.9488% | ~$10,595 | +1080.5% |
| 2029 | ~$10,979,313 | ~$598,007 | ~1.9163% | ~$11,460 | +2588.1% |
| 2030 | ~$24,999,714 | ~$657,808 | ~1.8837% | ~$12,391 | +6020.7% |
| 2026 | ~$921,858 | ~$449,292 | ~2.0465% | ~$9,195 | +125.7% |
| 2027 | ~$2,080,618 | ~$494,221 | ~2.0465% | ~$10,114 | +409.4% |
| 2028 | ~$4,695,921 | ~$543,643 | ~2.0465% | ~$11,126 | +1049.7% |
| 2029 | ~$10,598,617 | ~$598,007 | ~2.0465% | ~$12,238 | +2494.9% |
| 2030 | ~$23,920,902 | ~$657,808 | ~2.0465% | ~$13,462 | +5756.5% |
| 2026 | ~$938,196 | ~$449,292 | ~1.9977% | ~$8,975 | +129.7% |
| 2027 | ~$2,155,021 | ~$494,221 | ~1.9488% | ~$9,632 | +427.6% |
| 2028 | ~$4,950,047 | ~$543,643 | ~1.9000% | ~$10,329 | +1111.9% |
| 2029 | ~$11,370,175 | ~$598,007 | ~1.8512% | ~$11,070 | +2683.8% |
| 2030 | ~$26,117,103 | ~$657,808 | ~1.8024% | ~$11,856 | +6294.2% |
In 2025, this property's market value of $408,447 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -71% 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 | $408,447 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $466,364 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $78,780 | $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.