48 EAST AVE 1607 78701
| Owner | SHARP CASSIE & CHRISTOPHER MICHAEL ROBBINS |
|---|---|
| Parcel ID | 0203032870 |
| Short ID | 958578 |
| Type | Real |
| Use Code | 22 Hi-Rise Condo / Apartment |
| Valuation | Income |
| Improvement SF | 699 SF |
| Land SF | 58 SF |
| Acres | 0.001 |
| Year Built | 2021 |
| Legal | 48 EAST CONDOMINIUMS UNT 1607 0.3225%INT IN COMMON AREA |
| Neighborhood | CBDR_C |
| Land | $39,510 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $39,510 |
| Improvement | $489,354 |
|---|---|
| Total Improvement | $489,354 |
| Market | $528,864 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $528,864 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $528,864 |
| Taxable Value | $528,864 |
|---|
Appreciation: Market value has risen +329.4% from $123,154 (2023) to $528,864 (2025), a CAGR of 107.2% 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 $10,823. Austin ISD is the largest single contributor, at 44.1% 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 ($39,510 land vs $489,354 improvements), about $681/SF of land. Most value sits in the improvements, so building condition, age (~5 yrs), and rent roll drive the underwriting.
Submarket Position: At $528,864, 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 +107.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $20,210,763 by 2030, with an estimated annual tax burden around $16,045. 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 | 699 SF | ✓ |
Market value changed by 488% 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% | $4,245.41 | $4,245.41 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $2,494.21 | $2,494.21 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,788.94 | $1,788.94 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $561.76 | $561.76 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $544.11 | $544.11 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $9,634.43 | $9,634.43 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $500,949 | $528,864 | -5.3% |
| Assessed Value | $500,949 | $528,864 | -5.3% |
| Land Value | $50,654 | $39,510 | +28.2% |
| Improvement Value | $450,295 | $489,354 | -8.0% |
| Taxable Value | $450,854 | $528,864 | -14.8% |
| Exemptions | HS | H | |
| Total Tax 2026 = estimate |
~$9,227
Estimated
|
~$9,634
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $500,949 | $500,949 | +0 (+0.0%) |
| Taxable Value | $450,854 | $450,854 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $500,949 | $50,654 | $450,295 | — | $500,949 | $450,854 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $528,864 | $39,510 | $489,354 | — | $528,864 | $528,864 | ~$9,634 | Partial |
| 2024 | $724,675 | — | — | −$685,165 | $39,510 | $— | $11,120 | Verified |
| 2023 | $123,154 | — | — | −$83,644 | $39,510 | $— | $13,111 | Verified |
| 2022 | $— | — | — | — | $28,780 | $— | $2,432 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -5.3% | -5.3% | ~100% | Not available | Partial |
| 2025 | -13.8% | -13.8% | ~100% | Not available | Partial |
| 2024 | -15.3% | -15.3% | ~100% | 1.8100% | Verified |
| 2023 | +488.4% ! | +488.4% | ~100% | 1.8100% | Verified |
| 2022 | base year | — | ~100% | 1.9700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +329.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -5.3% | +152.0% | +109.5% | +488.4% | 2024 | -27.0% | 2025 |
| Assessment Ratio | 100.0% | 59.4% | — | 100.0% | 2025 | 5.5% | 2024 |
| Effective Tax Rate (2025) | 1.8200% | 1.8200% | — | 1.8200% | 2025 | 1.8200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$9,634 | $11,289 | ~$13,799 | $13,111 | 2023 | $9,634 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,095,953 | ~$581,750 | ~2.0139% | ~$11,716 | +107.2% |
| 2027 | ~$2,271,117 | ~$639,925 | ~1.9814% | ~$12,679 | +329.4% |
| 2028 | ~$4,706,383 | ~$703,918 | ~1.9488% | ~$13,718 | +789.9% |
| 2029 | ~$9,752,927 | ~$774,310 | ~1.9163% | ~$14,838 | +1744.1% |
| 2030 | ~$20,210,763 | ~$851,741 | ~1.8837% | ~$16,045 | +3721.5% |
| 2026 | ~$1,085,375 | ~$581,750 | ~2.0465% | ~$11,905 | +105.2% |
| 2027 | ~$2,227,490 | ~$639,925 | ~2.0465% | ~$13,096 | +321.2% |
| 2028 | ~$4,571,427 | ~$703,918 | ~2.0465% | ~$14,406 | +764.4% |
| 2029 | ~$9,381,832 | ~$774,310 | ~2.0465% | ~$15,846 | +1674.0% |
| 2030 | ~$19,254,115 | ~$851,741 | ~2.0465% | ~$17,431 | +3540.7% |
| 2026 | ~$1,106,530 | ~$581,750 | ~1.9977% | ~$11,621 | +109.2% |
| 2027 | ~$2,315,167 | ~$639,925 | ~1.9488% | ~$12,471 | +337.8% |
| 2028 | ~$4,843,969 | ~$703,918 | ~1.9000% | ~$13,375 | +815.9% |
| 2029 | ~$10,134,923 | ~$774,310 | ~1.8512% | ~$14,334 | +1816.4% |
| 2030 | ~$21,205,064 | ~$851,741 | ~1.8024% | ~$15,352 | +3909.5% |
In 2025, this property's market value of $528,864 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -63% 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 | $528,864 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $724,675 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $123,154 | $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.