48 EAST AVE 1510 78701
| Owner | MERLO JUAN CARLOS JR & JUAN CARLOS MERLO SR |
|---|---|
| Parcel ID | 0203032862 |
| Short ID | 958570 |
| Type | Real |
| Use Code | 22 Hi-Rise Condo / Apartment |
| Valuation | Income |
| Improvement SF | 1,277 SF |
| Land SF | 107 SF |
| Acres | 0.002 |
| Year Built | 2021 |
| Legal | 48 EAST CONDOMINIUMS UNT 1510 0.5971%INT IN COMMON AREA |
| Neighborhood | CBDR_C |
| Land | $73,164 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $73,164 |
| Improvement | $723,363 |
|---|---|
| Total Improvement | $723,363 |
| Market | $796,527 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $796,527 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $796,527 |
| Taxable Value | $796,527 |
|---|
Appreciation: Market value has risen +249.3% from $228,010 (2023) to $796,527 (2025), a CAGR of 86.9% 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 $16,301. 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 ($73,164 land vs $723,363 improvements), about $684/SF of land. Most value sits in the improvements, so building condition, age (~5 yrs), and rent roll drive the underwriting.
Submarket Position: At $796,527, 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 +86.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $18,168,414 by 2030, with an estimated annual tax burden around $24,165. 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 | 1,277 SF | ✓ |
Market value changed by 481% 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% | $7,369.47 | $7,369.47 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $4,173.94 | $4,173.94 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,993.71 | $2,993.71 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $940.09 | $940.09 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $823.61 | $823.61 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $16,300.82 | $16,300.82 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,033,027 | $796,527 | +29.7% |
| Assessed Value | $1,033,027 | $796,527 | +29.7% |
| Land Value | $93,800 | $73,164 | +28.2% |
| Improvement Value | $939,227 | $723,363 | +29.8% |
| Taxable Value | $929,725 | $796,527 | +16.7% |
| Exemptions | HS | None | |
| Total Tax 2026 = estimate |
~$19,027
Estimated
|
~$16,301
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,070,494 | $1,033,027 | -37,467 (-3.5%) |
| Taxable Value | $963,444 | $929,725 | -33,719 (-3.5%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,033,027 | $93,800 | $939,227 | — | $1,033,027 | $929,725 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $796,527 | $73,164 | $723,363 | — | $796,527 | $796,527 | ~$16,301 | Partial |
| 2024 | $912,000 | — | — | −$838,836 | $73,164 | $— | $16,719 | Verified |
| 2023 | $228,010 | — | — | −$154,846 | $73,164 | $— | $16,500 | Verified |
| 2022 | $— | — | — | — | $53,280 | $— | $4,503 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +34.4% | +34.4% | ~100% | Not available | Partial |
| 2025 | -5.6% | -5.6% | ~100% | Not available | Partial |
| 2024 | -36.3% | -36.3% | ~100% | 1.9800% | Verified |
| 2023 | +481.1% ! | +481.1% | ~100% | 1.2500% | Verified |
| 2022 | base year | — | ~100% | 1.9700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +249.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +29.7% | +105.7% | +78.3% | +300.0% | 2024 | -12.7% | 2025 |
| Assessment Ratio | 100.0% | 60.0% | — | 100.0% | 2025 | 8.0% | 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 |
$16,301 | $16,507 | ~$20,783 | $16,719 | 2024 | $16,301 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,488,757 | ~$876,180 | ~2.0139% | ~$17,646 | +86.9% |
| 2027 | ~$2,782,576 | ~$963,798 | ~1.9814% | ~$19,097 | +249.3% |
| 2028 | ~$5,200,803 | ~$1,060,177 | ~1.9488% | ~$20,661 | +552.9% |
| 2029 | ~$9,720,614 | ~$1,166,195 | ~1.9163% | ~$22,348 | +1120.4% |
| 2030 | ~$18,168,414 | ~$1,282,815 | ~1.8837% | ~$24,165 | +2181.0% |
| 2026 | ~$1,472,826 | ~$876,180 | ~2.0465% | ~$17,931 | +84.9% |
| 2027 | ~$2,723,345 | ~$963,798 | ~2.0465% | ~$19,724 | +241.9% |
| 2028 | ~$5,035,629 | ~$1,060,177 | ~2.0465% | ~$21,696 | +532.2% |
| 2029 | ~$9,311,181 | ~$1,166,195 | ~2.0465% | ~$23,866 | +1069.0% |
| 2030 | ~$17,216,934 | ~$1,282,815 | ~2.0465% | ~$26,253 | +2061.5% |
| 2026 | ~$1,504,688 | ~$876,180 | ~1.9977% | ~$17,503 | +88.9% |
| 2027 | ~$2,842,445 | ~$963,798 | ~1.9488% | ~$18,783 | +256.9% |
| 2028 | ~$5,369,551 | ~$1,060,177 | ~1.9000% | ~$20,144 | +574.1% |
| 2029 | ~$10,143,405 | ~$1,166,195 | ~1.8512% | ~$21,589 | +1173.5% |
| 2030 | ~$19,161,503 | ~$1,282,815 | ~1.8024% | ~$23,121 | +2305.6% |
In 2025, this property's market value of $796,527 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -44% 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 | $796,527 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $912,000 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $228,010 | $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.