48 EAST AVE 1706 78701
| Owner | BAUMER JONATHAN ZACHARY |
|---|---|
| Parcel ID | 0203032880 |
| Short ID | 958588 |
| 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 1706 0.3410%INT IN COMMON AREA |
| Neighborhood | CBDR_C |
| Land | $41,776 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $41,776 |
| Improvement | $435,966 |
|---|---|
| Total Improvement | $435,966 |
| Market | $477,742 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $477,742 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $477,742 |
| Taxable Value | $477,742 |
|---|
Appreciation: Market value has risen +266.9% from $130,217 (2023) to $477,742 (2025), a CAGR of 91.5% 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 $9,777. 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 ($41,776 land vs $435,966 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 $477,742, 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 +91.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $12,317,080 by 2030, with an estimated annual tax burden around $14,494. 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% | $4,420.07 | $4,420.07 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $2,503.45 | $2,503.45 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,795.57 | $1,795.57 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $563.85 | $563.85 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $493.99 | $493.99 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $9,776.93 | $9,776.93 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $464,781 | $477,742 | -2.7% |
| Assessed Value | $464,781 | $477,742 | -2.7% |
| Land Value | $53,559 | $41,776 | +28.2% |
| Improvement Value | $411,222 | $435,966 | -5.7% |
| Taxable Value | $464,781 | $477,742 | -2.7% |
| Total Tax 2026 = estimate |
~$9,512
Estimated
|
~$9,777
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $531,557 | $464,781 | -66,776 (-12.6%) |
| Taxable Value | $531,557 | $464,781 | -66,776 (-12.6%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $464,781 | $53,559 | $411,222 | — | $464,781 | $464,781 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $477,742 | $41,776 | $435,966 | — | $477,742 | $477,742 | ~$9,777 | Partial |
| 2024 | $547,000 | — | — | −$505,224 | $41,776 | $— | $10,027 | Verified |
| 2023 | $130,217 | — | — | −$88,441 | $41,776 | $— | $9,897 | Verified |
| 2022 | $— | — | — | — | $30,430 | $— | $2,572 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +11.3% | +11.3% | ~100% | Not available | Partial |
| 2025 | -5.6% | -5.6% | ~100% | Not available | Partial |
| 2024 | -34.2% | -34.2% | ~100% | 1.9800% | Verified |
| 2023 | +490.6% ! | +490.6% | ~100% | 1.2900% | Verified |
| 2022 | base year | — | ~100% | 1.9700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +266.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -2.7% | +101.6% | +92.6% | +320.1% | 2024 | -12.7% | 2025 |
| Assessment Ratio | 100.0% | 59.9% | — | 100.0% | 2025 | 7.6% | 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 |
$9,777 | $9,900 | ~$12,466 | $10,027 | 2024 | $9,777 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$915,074 | ~$525,516 | ~2.0139% | ~$10,584 | +91.5% |
| 2027 | ~$1,752,747 | ~$578,068 | ~1.9814% | ~$11,454 | +266.9% |
| 2028 | ~$3,357,237 | ~$635,875 | ~1.9488% | ~$12,392 | +602.7% |
| 2029 | ~$6,430,502 | ~$699,462 | ~1.9163% | ~$13,404 | +1246.0% |
| 2030 | ~$12,317,080 | ~$769,408 | ~1.8837% | ~$14,494 | +2478.2% |
| 2026 | ~$905,519 | ~$525,516 | ~2.0465% | ~$10,755 | +89.5% |
| 2027 | ~$1,716,335 | ~$578,068 | ~2.0465% | ~$11,830 | +259.3% |
| 2028 | ~$3,253,167 | ~$635,875 | ~2.0465% | ~$13,013 | +580.9% |
| 2029 | ~$6,166,101 | ~$699,462 | ~2.0465% | ~$14,314 | +1190.7% |
| 2030 | ~$11,687,319 | ~$769,408 | ~2.0465% | ~$15,746 | +2346.4% |
| 2026 | ~$924,629 | ~$525,516 | ~1.9977% | ~$10,498 | +93.5% |
| 2027 | ~$1,789,541 | ~$578,068 | ~1.9488% | ~$11,266 | +274.6% |
| 2028 | ~$3,463,504 | ~$635,875 | ~1.9000% | ~$12,082 | +625.0% |
| 2029 | ~$6,703,317 | ~$699,462 | ~1.8512% | ~$12,948 | +1303.1% |
| 2030 | ~$12,973,700 | ~$769,408 | ~1.8024% | ~$13,868 | +2615.6% |
In 2025, this property's market value of $477,742 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -66% 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 | $477,742 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $547,000 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +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.