48 EAST AVE 1606 78701
| Owner | 48 EAST AVE #1606 TRUST |
|---|---|
| Parcel ID | 0203032869 |
| Short ID | 958577 |
| Type | Real |
| Use Code | 22 Hi-Rise Condo / Apartment |
| Valuation | Income |
| Improvement SF | 742 SF |
| Land SF | 61 SF |
| Acres | 0.001 |
| Year Built | 2021 |
| Legal | 48 EAST CONDOMINIUMS UNT 1606 0.3410%INT IN COMMON AREA |
| Neighborhood | CBDR_C |
| Land | $41,776 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $41,776 |
| Improvement | $600,089 |
|---|---|
| Total Improvement | $600,089 |
| Market | $641,865 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $641,865 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $641,865 |
| Taxable Value | $641,865 |
|---|
Appreciation: Market value has risen +392.9% from $130,217 (2023) to $641,865 (2025), a CAGR of 122.0% 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 $13,136. 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 ($41,776 land vs $600,089 improvements), about $685/SF of land. Most value sits in the improvements, so building condition, age (~5 yrs), and rent roll drive the underwriting.
Submarket Position: At $641,865, 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 +122.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $34,624,517 by 2030, with an estimated annual tax burden around $19,473. 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 | 742 SF | ✓ |
Market value changed by 491% 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% | $5,938.53 | $5,938.53 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,363.48 | $3,363.48 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,412.42 | $2,412.42 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $757.55 | $757.55 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $663.69 | $663.69 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $13,135.67 | $13,135.67 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $453,418 | $641,865 | -29.4% |
| Assessed Value | $453,418 | $641,865 | -29.4% |
| Land Value | $53,559 | $41,776 | +28.2% |
| Improvement Value | $399,859 | $600,089 | -33.4% |
| Taxable Value | $453,418 | $641,865 | -29.4% |
| Total Tax 2026 = estimate |
~$9,279
Estimated
|
~$13,136
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $531,557 | $453,418 | -78,139 (-14.7%) |
| Taxable Value | $531,557 | $453,418 | -78,139 (-14.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $453,418 | $53,559 | $399,859 | — | $453,418 | $453,418 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $641,865 | $41,776 | $600,089 | — | $641,865 | $641,865 | ~$13,136 | Partial |
| 2024 | $769,088 | — | — | −$727,312 | $41,776 | $— | $12,766 | Verified |
| 2023 | $130,217 | — | — | −$88,441 | $41,776 | $— | $13,915 | Verified |
| 2022 | $— | — | — | — | $30,430 | $— | $2,572 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -17.2% | -17.2% | ~100% | Not available | Partial |
| 2025 | -8.7% | -8.7% | ~100% | Not available | Partial |
| 2024 | -8.6% | -8.6% | ~100% | 1.8200% | Verified |
| 2023 | +490.6% ! | +490.6% | ~100% | 1.8100% | Verified |
| 2022 | base year | — | ~100% | 1.9700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +392.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -29.4% | +148.2% | +140.5% | +490.6% | 2024 | -29.4% | 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 |
$13,136 | $13,272 | ~$16,748 | $13,915 | 2023 | $12,766 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,425,055 | ~$706,052 | ~2.0139% | ~$14,219 | +122.0% |
| 2027 | ~$3,163,878 | ~$776,657 | ~1.9814% | ~$15,389 | +392.9% |
| 2028 | ~$7,024,375 | ~$854,322 | ~1.9488% | ~$16,649 | +994.4% |
| 2029 | ~$15,595,371 | ~$939,755 | ~1.9163% | ~$18,008 | +2329.7% |
| 2030 | ~$34,624,517 | ~$1,033,730 | ~1.8837% | ~$19,473 | +5294.4% |
| 2026 | ~$1,412,218 | ~$706,052 | ~2.0465% | ~$14,449 | +120.0% |
| 2027 | ~$3,107,132 | ~$776,657 | ~2.0465% | ~$15,894 | +384.1% |
| 2028 | ~$6,836,248 | ~$854,322 | ~2.0465% | ~$17,484 | +965.1% |
| 2029 | ~$15,040,969 | ~$939,755 | ~2.0465% | ~$19,232 | +2243.3% |
| 2030 | ~$33,092,825 | ~$1,033,730 | ~2.0465% | ~$21,155 | +5055.7% |
| 2026 | ~$1,437,893 | ~$706,052 | ~1.9977% | ~$14,105 | +124.0% |
| 2027 | ~$3,221,137 | ~$776,657 | ~1.9488% | ~$15,136 | +401.8% |
| 2028 | ~$7,215,923 | ~$854,322 | ~1.9000% | ~$16,232 | +1024.2% |
| 2029 | ~$16,164,960 | ~$939,755 | ~1.8512% | ~$17,397 | +2418.4% |
| 2030 | ~$36,212,405 | ~$1,033,730 | ~1.8024% | ~$18,632 | +5541.7% |
In 2025, this property's market value of $641,865 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -55% 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 | $641,865 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $769,088 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $130,217 | $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.