48 EAST AVE 1903 78701
| Owner | 1903 AUSTIN LLC |
|---|---|
| Parcel ID | 0203032899 |
| Short ID | 958607 |
| Type | Real |
| Use Code | 22 Hi-Rise Condo / Apartment |
| Valuation | Income |
| Improvement SF | 641 SF |
| Land SF | 53 SF |
| Acres | 0.001 |
| Year Built | 2021 |
| Legal | 48 EAST CONDOMINIUMS UNT 1903 0.2969%INT IN COMMON AREA |
| Neighborhood | CBDR_C |
| Land | $36,384 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $36,384 |
| Improvement | $362,249 |
|---|---|
| Total Improvement | $362,249 |
| Market | $398,633 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $398,633 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $398,633 |
| Taxable Value | $398,633 |
|---|
Appreciation: Market value has risen +251.6% from $113,377 (2023) to $398,633 (2025), a CAGR of 87.5% 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 $8,158. 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 ($36,384 land vs $362,249 improvements), about $686/SF of land. Most value sits in the improvements, so building condition, age (~5 yrs), and rent roll drive the underwriting.
Submarket Position: At $398,633, 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 +87.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $9,240,468 by 2030, with an estimated annual tax burden around $12,094. 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 | 641 SF | ✓ |
Market value changed by 337% 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% | $3,688.15 | $3,688.15 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $2,088.90 | $2,088.90 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,498.24 | $1,498.24 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $470.48 | $470.48 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $412.19 | $412.19 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $8,157.96 | $8,157.96 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $394,000 | $398,633 | -1.2% |
| Assessed Value | $394,000 | $398,633 | -1.2% |
| Land Value | $46,646 | $36,384 | +28.2% |
| Improvement Value | $347,354 | $362,249 | -4.1% |
| Taxable Value | $394,000 | $398,633 | -1.2% |
| Total Tax 2026 = estimate |
~$8,063
Estimated
|
~$8,158
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $518,828 | $394,000 | -124,828 (-24.1%) |
| Taxable Value | $478,360 | $394,000 | -84,360 (-17.6%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $394,000 | $46,646 | $347,354 | — | $394,000 | $394,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $398,633 | $36,384 | $362,249 | — | $398,633 | $398,633 | ~$8,158 | Partial |
| 2024 | $495,000 | — | — | −$458,616 | $36,384 | $— | $8,829 | Verified |
| 2023 | $113,377 | — | — | −$76,993 | $36,384 | $— | $8,956 | Verified |
| 2022 | $— | — | — | — | $26,495 | $— | $2,239 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +30.2% | +20.0% | 92.2% | Not available | Partial |
| 2025 | -10.5% | -10.5% | ~100% | Not available | Partial |
| 2024 | -10.0% | -10.0% | ~100% | 1.9800% | Verified |
| 2023 | +336.6% ! | +336.6% | ~100% | 1.8100% | Verified |
| 2022 | base year | — | ~100% | 1.9700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +251.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -1.2% | +105.3% | +88.0% | +336.6% | 2024 | -19.5% | 2025 |
| Assessment Ratio | 100.0% | 59.9% | — | 100.0% | 2025 | 7.4% | 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 |
$8,158 | $8,648 | ~$10,401 | $8,956 | 2023 | $8,158 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$747,476 | ~$438,496 | ~2.0139% | ~$8,831 | +87.5% |
| 2027 | ~$1,401,592 | ~$482,346 | ~1.9814% | ~$9,557 | +251.6% |
| 2028 | ~$2,628,123 | ~$530,581 | ~1.9488% | ~$10,340 | +559.3% |
| 2029 | ~$4,927,990 | ~$583,639 | ~1.9163% | ~$11,184 | +1136.2% |
| 2030 | ~$9,240,468 | ~$642,002 | ~1.8837% | ~$12,094 | +2218.0% |
| 2026 | ~$739,504 | ~$438,496 | ~2.0465% | ~$8,974 | +85.5% |
| 2027 | ~$1,371,852 | ~$482,346 | ~2.0465% | ~$9,871 | +244.1% |
| 2028 | ~$2,544,921 | ~$530,581 | ~2.0465% | ~$10,858 | +538.4% |
| 2029 | ~$4,721,080 | ~$583,639 | ~2.0465% | ~$11,944 | +1084.3% |
| 2030 | ~$8,758,070 | ~$642,002 | ~2.0465% | ~$13,138 | +2097.0% |
| 2026 | ~$755,449 | ~$438,496 | ~1.9977% | ~$8,760 | +89.5% |
| 2027 | ~$1,431,650 | ~$482,346 | ~1.9488% | ~$9,400 | +259.1% |
| 2028 | ~$2,713,119 | ~$530,581 | ~1.9000% | ~$10,081 | +580.6% |
| 2029 | ~$5,141,628 | ~$583,639 | ~1.8512% | ~$10,804 | +1189.8% |
| 2030 | ~$9,743,892 | ~$642,002 | ~1.8024% | ~$11,571 | +2344.3% |
In 2025, this property's market value of $398,633 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -72% 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 | $398,633 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $495,000 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $113,377 | $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.