48 EAST AVE 1902 78701
| Owner | PISTONE MICHAEL PAUL |
|---|---|
| Parcel ID | 0203032898 |
| Short ID | 958606 |
| Type | Real |
| Use Code | 22 Hi-Rise Condo / Apartment |
| Valuation | Income |
| Improvement SF | 450 SF |
| Land SF | 37 SF |
| Acres | 0.001 |
| Year Built | 2021 |
| Legal | 48 EAST CONDOMINIUMS UNT 1902 0.2063%INT IN COMMON AREA |
| Neighborhood | CBDR_C |
| Land | $25,273 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $25,273 |
| Improvement | $347,226 |
|---|---|
| Total Improvement | $347,226 |
| Market | $372,499 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $372,499 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $372,499 |
| Exemptions (−) (HS) | −$74,500 |
|---|---|
| Taxable Value | $297,999 |
Appreciation: Market value has risen +372.8% from $78,780 (2023) to $372,499 (2025), a CAGR of 117.4% 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 $6,099. Austin ISD is the largest single contributor, at 38.7% 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 ($25,273 land vs $347,226 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 $372,499, 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 +117.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $18,109,145 by 2030, with an estimated annual tax burden around $11,301. 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 | 450 SF | ✓ |
Market value changed by 492% 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% | $2,151.08 | $2,151.08 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $1,561.57 | $1,561.57 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,120.01 | $1,120.01 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $379.99 | $379.99 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $351.71 | $351.71 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $5,564.36 | $5,564.36 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $322,290 | $372,499 | -13.5% |
| Assessed Value | $322,290 | $372,499 | -13.5% |
| Land Value | $32,401 | $25,273 | +28.2% |
| Improvement Value | $289,889 | $347,226 | -16.5% |
| Taxable Value | $257,832 | $297,999 | -13.5% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$5,276
Estimated
|
~$5,564
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $322,290 | $322,290 | +0 (+0.0%) |
| Taxable Value | $257,832 | $257,832 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $322,290 | $32,401 | $289,889 | — | $322,290 | $257,832 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $372,499 | $25,273 | $347,226 | — | $372,499 | $297,999 | ~$5,564 | Partial |
| 2024 | $426,500 | — | — | −$401,227 | $25,273 | $— | $6,129 | Verified |
| 2023 | $78,780 | — | — | −$53,507 | $25,273 | $— | $6,169 | Verified |
| 2022 | $— | — | — | — | $18,410 | $— | $1,333 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -13.5% | -13.5% | ~100% | Not available | Partial |
| 2025 | -5.6% | -5.6% | ~100% | Not available | Partial |
| 2024 | -15.4% | -15.4% | ~100% | 1.5500% | Verified |
| 2023 | +492.0% ! | +492.0% | ~100% | 1.3200% | Verified |
| 2022 | base year | — | ~100% | 1.6900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +372.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -13.5% | +138.4% | +124.2% | +441.4% | 2024 | -13.5% | 2026 |
| Assessment Ratio | 100.0% | 59.5% | — | 100.0% | 2025 | 5.9% | 2024 |
| Effective Tax Rate (2025) | 1.4900% | 1.4900% | — | 1.4900% | 2025 | 1.4900% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$5,564 | $5,954 | ~$9,719 | $6,169 | 2023 | $5,564 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$809,990 | ~$409,749 | ~2.0139% | ~$8,252 | +117.4% |
| 2027 | ~$1,761,304 | ~$450,724 | ~1.9814% | ~$8,931 | +372.8% |
| 2028 | ~$3,829,912 | ~$495,796 | ~1.9488% | ~$9,662 | +928.2% |
| 2029 | ~$8,328,051 | ~$545,376 | ~1.9163% | ~$10,451 | +2135.7% |
| 2030 | ~$18,109,145 | ~$599,913 | ~1.8837% | ~$11,301 | +4761.5% |
| 2026 | ~$802,540 | ~$409,749 | ~2.0465% | ~$8,385 | +115.4% |
| 2027 | ~$1,729,053 | ~$450,724 | ~2.0465% | ~$9,224 | +364.2% |
| 2028 | ~$3,725,203 | ~$495,796 | ~2.0465% | ~$10,146 | +900.1% |
| 2029 | ~$8,025,859 | ~$545,376 | ~2.0465% | ~$11,161 | +2054.6% |
| 2030 | ~$17,291,519 | ~$599,913 | ~2.0465% | ~$12,277 | +4542.0% |
| 2026 | ~$817,440 | ~$409,749 | ~1.9977% | ~$8,185 | +119.4% |
| 2027 | ~$1,793,852 | ~$450,724 | ~1.9488% | ~$8,784 | +381.6% |
| 2028 | ~$3,936,565 | ~$495,796 | ~1.9000% | ~$9,420 | +956.8% |
| 2029 | ~$8,638,697 | ~$545,376 | ~1.8512% | ~$10,096 | +2219.1% |
| 2030 | ~$18,957,411 | ~$599,913 | ~1.8024% | ~$10,813 | +4989.3% |
In 2025, this property's market value of $372,499 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -74% 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 | $372,499 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $426,500 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $78,780 | $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.