48 EAST AVE 1605 78701
| Owner | SANDERMEYER HOUSTON HOLDING LLC |
|---|---|
| Parcel ID | 0203032868 |
| Short ID | 958576 |
| 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 1605 0.3287%INT IN COMMON AREA |
| Neighborhood | CBDR_C |
| Land | $40,268 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $40,268 |
| Improvement | $544,947 |
|---|---|
| Total Improvement | $544,947 |
| Market | $585,215 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $585,215 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $585,215 |
| Taxable Value | $585,215 |
|---|
| Total Due | $13,772.79 |
|---|---|
| First Delinquent | — |
Appreciation: Market value has risen +366.2% from $125,518 (2023) to $585,215 (2025), a CAGR of 115.9% 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 $11,976. 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 7% of market value ($40,268 land vs $544,947 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 $585,215, 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 +115.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $27,468,759 by 2030, with an estimated annual tax burden around $17,754. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
Delinquent Taxes: $13,772.79 in unpaid taxes . These become a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
1 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 706 SF | ✓ |
| Entity | 2024 Rate | 2025 Rate | Rate Effect |
|---|---|---|---|
| City of Austin | 0.4776% | 0.5240% | +272 |
| Travis County | 0.3444% | 0.3758% | +184 |
| Austin ISD | 0.9505% | 0.9252% | -148 |
| Travis Central Health | 0.1080% | 0.1180% | +59 |
| Austin Community College | 0.1013% | 0.1034% | +12 |
Market value changed by 483% in 2023, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
This parcel has unpaid taxes on record. Delinquent taxes are a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
| 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% | $5,414.41 | $— | $5,414.41 |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,066.63 | $— | $3,066.63 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,199.50 | $— | $2,199.50 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $690.69 | $— | $690.69 |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $605.11 | $— | $605.11 |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $11,976.34 | $0.00 | $11,976.34 |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $506,430 | $585,215 | -13.5% |
| Assessed Value | $506,430 | $585,215 | -13.5% |
| Land Value | $51,625 | $40,268 | +28.2% |
| Improvement Value | $454,805 | $544,947 | -16.5% |
| Taxable Value | $506,430 | $585,215 | -13.5% |
| Total Tax 2026 = estimate |
~$10,364
Estimated
|
$11,976 | ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $506,430 | $506,430 | +0 (+0.0%) |
| Taxable Value | $506,430 | $506,430 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $506,430 | $51,625 | $454,805 | — | $506,430 | $506,430 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $585,215 | $40,268 | $544,947 | — | $585,215 | $585,215 | $11,976 | Verified |
| 2024 | $732,293 | — | — | −$692,025 | $40,268 | $— | $14,337 | Verified |
| 2023 | $125,518 | — | — | −$85,250 | $40,268 | $— | $13,249 | Verified |
| 2022 | $— | — | — | — | $29,330 | $— | $2,479 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -13.5% | -13.5% | ~100% | Not available | Partial |
| 2025 | -19.1% | -19.1% | ~100% | 2.0500% | Verified |
| 2024 | -1.2% | -1.2% | ~100% | 1.9800% | Verified |
| 2023 | +483.4% ! | +483.4% | ~100% | 1.8100% | Verified |
| 2022 | base year | — | ~100% | 1.9700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +366.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -13.5% | +149.9% | +122.6% | +483.4% | 2024 | -20.1% | 2025 |
| Assessment Ratio | 100.0% | 59.4% | — | 100.0% | 2025 | 5.5% | 2024 |
| Effective Tax Rate (2025) | 2.0500% | 2.0500% | — | 2.0500% | 2025 | 2.0500% | 2025 |
| Tax Amount | $11,976 | $13,187 | ~$15,269 | $14,337 | 2024 | $11,976 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,263,631 | ~$643,736 | ~2.0139% | ~$12,964 | +115.9% |
| 2027 | ~$2,728,506 | ~$708,110 | ~1.9814% | ~$14,030 | +366.2% |
| 2028 | ~$5,891,551 | ~$778,921 | ~1.9488% | ~$15,180 | +906.7% |
| 2029 | ~$12,721,383 | ~$856,813 | ~1.9163% | ~$16,419 | +2073.8% |
| 2030 | ~$27,468,759 | ~$942,495 | ~1.8837% | ~$17,754 | +4593.8% |
| 2026 | ~$1,251,926 | ~$643,736 | ~2.0465% | ~$13,174 | +113.9% |
| 2027 | ~$2,678,195 | ~$708,110 | ~2.0465% | ~$14,491 | +357.6% |
| 2028 | ~$5,729,352 | ~$778,921 | ~2.0465% | ~$15,941 | +879.0% |
| 2029 | ~$12,256,567 | ~$856,813 | ~2.0465% | ~$17,535 | +1994.4% |
| 2030 | ~$26,219,970 | ~$942,495 | ~2.0465% | ~$19,288 | +4380.4% |
| 2026 | ~$1,275,335 | ~$643,736 | ~1.9977% | ~$12,860 | +117.9% |
| 2027 | ~$2,779,285 | ~$708,110 | ~1.9488% | ~$13,800 | +374.9% |
| 2028 | ~$6,056,782 | ~$778,921 | ~1.9000% | ~$14,800 | +935.0% |
| 2029 | ~$13,199,296 | ~$856,813 | ~1.8512% | ~$15,861 | +2155.5% |
| 2030 | ~$28,764,683 | ~$942,495 | ~1.8024% | ~$16,987 | +4815.2% |
In 2025, this property's market value of $585,215 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -59% 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 | $585,215 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $732,293 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $125,518 | $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.