48 EAST AVE 2305 78701
| Owner | BAER ENTERPRISES LLC |
|---|---|
| Parcel ID | 0203032945 |
| Short ID | 958653 |
| Type | Real |
| Use Code | 22 Hi-Rise Condo / Apartment |
| Valuation | Income |
| Improvement SF | 706 SF |
| Land SF | 59 SF |
| Acres | 0.001 |
| Year Built | 2021 |
| Legal | 48 EAST CONDOMINIUMS UNT 2305 0.3296%INT IN COMMON AREA |
| Neighborhood | CBDR_C |
| Land | $40,390 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $40,390 |
| Improvement | $591,555 |
|---|---|
| Total Improvement | $591,555 |
| Market | $631,945 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $631,945 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $631,945 |
| Taxable Value | $631,945 |
|---|
Appreciation: Market value has risen +402.1% from $125,861 (2023) to $631,945 (2025), a CAGR of 124.1% 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 $12,933. 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 6% of market value ($40,390 land vs $591,555 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 $631,945, 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 +124.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $35,698,465 by 2030, with an estimated annual tax burden around $19,172. 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 | 706 SF | ✓ |
Market value changed by 482% 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% | $5,846.76 | $5,846.76 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,311.50 | $3,311.50 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,375.13 | $2,375.13 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $745.84 | $745.84 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $653.43 | $653.43 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $12,932.66 | $12,932.66 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $506,588 | $631,945 | -19.8% |
| Assessed Value | $506,588 | $631,945 | -19.8% |
| Land Value | $51,783 | $40,390 | +28.2% |
| Improvement Value | $454,805 | $591,555 | -23.1% |
| Taxable Value | $506,588 | $631,945 | -19.8% |
| Total Tax 2026 = estimate |
~$10,367
Estimated
|
~$12,933
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $506,588 | $506,588 | +0 (+0.0%) |
| Taxable Value | $506,588 | $506,588 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $506,588 | $51,783 | $454,805 | — | $506,588 | $506,588 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $631,945 | $40,390 | $591,555 | — | $631,945 | $631,945 | ~$12,933 | Partial |
| 2024 | $732,415 | — | — | −$692,025 | $40,390 | $— | $13,264 | Verified |
| 2023 | $125,861 | — | — | −$85,471 | $40,390 | $— | $13,251 | Verified |
| 2022 | $— | — | — | — | $29,410 | $— | $2,486 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -19.8% | -19.8% | ~100% | Not available | Partial |
| 2025 | -5.6% | -5.6% | ~100% | Not available | Partial |
| 2024 | -8.6% | -8.6% | ~100% | 1.9800% | Verified |
| 2023 | +481.9% ! | +481.9% | ~100% | 1.8100% | Verified |
| 2022 | base year | — | ~100% | 1.9700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +402.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -19.8% | +149.5% | +135.2% | +481.9% | 2024 | -19.8% | 2026 |
| Assessment Ratio | 100.0% | 59.4% | — | 100.0% | 2025 | 5.5% | 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 |
$12,933 | $13,149 | ~$16,489 | $13,264 | 2024 | $12,933 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,416,033 | ~$695,140 | ~2.0139% | ~$14,000 | +124.1% |
| 2027 | ~$3,172,980 | ~$764,653 | ~1.9814% | ~$15,151 | +402.1% |
| 2028 | ~$7,109,866 | ~$841,119 | ~1.9488% | ~$16,392 | +1025.1% |
| 2029 | ~$15,931,457 | ~$925,231 | ~1.9163% | ~$17,730 | +2421.0% |
| 2030 | ~$35,698,465 | ~$1,017,754 | ~1.8837% | ~$19,172 | +5549.0% |
| 2026 | ~$1,403,394 | ~$695,140 | ~2.0465% | ~$14,226 | +122.1% |
| 2027 | ~$3,116,592 | ~$764,653 | ~2.0465% | ~$15,649 | +393.2% |
| 2028 | ~$6,921,182 | ~$841,119 | ~2.0465% | ~$17,213 | +995.2% |
| 2029 | ~$15,370,237 | ~$925,231 | ~2.0465% | ~$18,935 | +2332.2% |
| 2030 | ~$34,133,506 | ~$1,017,754 | ~2.0465% | ~$20,828 | +5301.3% |
| 2026 | ~$1,428,672 | ~$695,140 | ~1.9977% | ~$13,887 | +126.1% |
| 2027 | ~$3,229,874 | ~$764,653 | ~1.9488% | ~$14,902 | +411.1% |
| 2028 | ~$7,301,949 | ~$841,119 | ~1.9000% | ~$15,981 | +1055.5% |
| 2029 | ~$16,507,907 | ~$925,231 | ~1.8512% | ~$17,128 | +2512.2% |
| 2030 | ~$37,320,305 | ~$1,017,754 | ~1.8024% | ~$18,344 | +5805.6% |
In 2025, this property's market value of $631,945 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 | $631,945 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $732,415 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $125,861 | $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.