48 EAST AVE 1411 78701
| Owner | ANDREW A & CATHERINE H ZANGRILLI REVOCABLE TRUST |
|---|---|
| Parcel ID | 0203032852 |
| Short ID | 958560 |
| Type | Real |
| Use Code | 22 Hi-Rise Condo / Apartment |
| Valuation | Income |
| Improvement SF | 1,036 SF |
| Land SF | 87 SF |
| Acres | 0.002 |
| Year Built | 2021 |
| Legal | 48 EAST CONDOMINIUMS UNT 1411 0.4824%INT IN COMMON AREA |
| Neighborhood | CBDR_C |
| Land | $59,098 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $59,098 |
| Improvement | $685,026 |
|---|---|
| Total Improvement | $685,026 |
| Market | $744,124 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $744,124 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $744,124 |
| Taxable Value | $744,124 |
|---|
Appreciation: Market value has risen +304.0% from $184,211 (2023) to $744,124 (2025), a CAGR of 101.0% 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 $15,228. 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 8% of market value ($59,098 land vs $685,026 improvements), about $679/SF of land. Most value sits in the improvements, so building condition, age (~5 yrs), and rent roll drive the underwriting.
Submarket Position: At $744,124, 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 +101.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $24,404,487 by 2030, with an estimated annual tax burden around $22,575. 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 | 1,036 SF | ✓ |
Market value changed by 483% 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% | $6,884.64 | $6,884.64 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,899.34 | $3,899.34 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,796.75 | $2,796.75 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $878.24 | $878.24 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $769.42 | $769.42 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $15,228.39 | $15,228.39 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $717,147 | $744,124 | -3.6% |
| Assessed Value | $717,147 | $744,124 | -3.6% |
| Land Value | $75,766 | $59,098 | +28.2% |
| Improvement Value | $641,381 | $685,026 | -6.4% |
| Taxable Value | $717,147 | $744,124 | -3.6% |
| Total Tax 2026 = estimate |
~$14,676
Estimated
|
~$15,228
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $743,158 | $717,147 | -26,011 (-3.5%) |
| Taxable Value | $743,158 | $717,147 | -26,011 (-3.5%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $717,147 | $75,766 | $641,381 | — | $717,147 | $717,147 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $744,124 | $59,098 | $685,026 | — | $744,124 | $744,124 | ~$15,228 | Partial |
| 2024 | $852,000 | — | — | −$792,902 | $59,098 | $— | $15,619 | Verified |
| 2023 | $184,211 | — | — | −$125,113 | $59,098 | $— | $15,415 | Verified |
| 2022 | $— | — | — | — | $43,045 | $— | $3,638 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -0.1% | -0.1% | ~100% | Not available | Partial |
| 2025 | -5.6% | -5.6% | ~100% | Not available | Partial |
| 2024 | -26.7% | -26.7% | ~100% | 1.9800% | Verified |
| 2023 | +483.3% ! | +483.3% | ~100% | 1.4300% | Verified |
| 2022 | base year | — | ~100% | 1.9700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +304.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -3.6% | +115.4% | +102.5% | +362.5% | 2024 | -12.7% | 2025 |
| Assessment Ratio | 100.0% | 59.8% | — | 100.0% | 2025 | 6.9% | 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 |
$15,228 | $15,421 | ~$19,416 | $15,619 | 2024 | $15,228 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,495,582 | ~$818,536 | ~2.0139% | ~$16,485 | +101.0% |
| 2027 | ~$3,005,904 | ~$900,390 | ~1.9814% | ~$17,840 | +304.0% |
| 2028 | ~$6,041,433 | ~$990,429 | ~1.9488% | ~$19,302 | +711.9% |
| 2029 | ~$12,142,408 | ~$1,089,472 | ~1.9163% | ~$20,877 | +1531.8% |
| 2030 | ~$24,404,487 | ~$1,198,419 | ~1.8837% | ~$22,575 | +3179.6% |
| 2026 | ~$1,480,699 | ~$818,536 | ~2.0465% | ~$16,751 | +99.0% |
| 2027 | ~$2,946,378 | ~$900,390 | ~2.0465% | ~$18,426 | +296.0% |
| 2028 | ~$5,862,867 | ~$990,429 | ~2.0465% | ~$20,269 | +687.9% |
| 2029 | ~$11,666,260 | ~$1,089,472 | ~2.0465% | ~$22,296 | +1467.8% |
| 2030 | ~$23,214,173 | ~$1,198,419 | ~2.0465% | ~$24,525 | +3019.7% |
| 2026 | ~$1,510,464 | ~$818,536 | ~1.9977% | ~$16,352 | +103.0% |
| 2027 | ~$3,066,025 | ~$900,390 | ~1.9488% | ~$17,547 | +312.0% |
| 2028 | ~$6,223,588 | ~$990,429 | ~1.9000% | ~$18,818 | +736.4% |
| 2029 | ~$12,632,985 | ~$1,089,472 | ~1.8512% | ~$20,168 | +1597.7% |
| 2030 | ~$25,643,136 | ~$1,198,419 | ~1.8024% | ~$21,600 | +3346.1% |
In 2025, this property's market value of $744,124 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -48% 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 | $744,124 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $852,000 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $184,211 | $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.