48 EAST AVE 2306 78701
| Owner | JME PROPERTY VENTURES LLC |
|---|---|
| Parcel ID | 0203032946 |
| Short ID | 958654 |
| 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 2306 0.3405%INT IN COMMON AREA |
| Neighborhood | CBDR_C |
| Land | $41,728 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $41,728 |
| Improvement | $508,124 |
|---|---|
| Total Improvement | $508,124 |
| Market | $549,852 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $549,852 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $549,852 |
| Taxable Value | $549,852 |
|---|
Appreciation: Market value has risen +322.9% from $130,026 (2023) to $549,852 (2025), a CAGR of 105.6% 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 $11,253. 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 8% of market value ($41,728 land vs $508,124 improvements), about $684/SF of land. Most value sits in the improvements, so building condition, age (~5 yrs), and rent roll drive the underwriting.
Submarket Position: At $549,852, 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 +105.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $20,220,171 by 2030, with an estimated annual tax burden around $16,681. 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% | $5,087.23 | $5,087.23 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $2,881.32 | $2,881.32 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,066.59 | $2,066.59 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $648.95 | $648.95 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $568.55 | $568.55 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $11,252.64 | $11,252.64 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $453,366 | $549,852 | -17.5% |
| Assessed Value | $453,366 | $549,852 | -17.5% |
| Land Value | $53,498 | $41,728 | +28.2% |
| Improvement Value | $399,868 | $508,124 | -21.3% |
| Taxable Value | $453,366 | $549,852 | -17.5% |
| Total Tax 2026 = estimate |
~$9,278
Estimated
|
~$11,253
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $531,496 | $453,366 | -78,130 (-14.7%) |
| Taxable Value | $531,496 | $453,366 | -78,130 (-14.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $453,366 | $53,498 | $399,868 | — | $453,366 | $453,366 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $549,852 | $41,728 | $508,124 | — | $549,852 | $549,852 | ~$11,253 | Partial |
| 2024 | $690,000 | — | — | −$648,272 | $41,728 | $— | $10,505 | Verified |
| 2023 | $130,026 | — | — | −$88,298 | $41,728 | $— | $10,443 | Verified |
| 2022 | $— | — | — | — | $30,385 | $— | $2,036 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -3.3% | -3.3% | ~100% | Not available | Partial |
| 2025 | -13.9% | -13.9% | ~100% | Not available | Partial |
| 2024 | -17.0% | -17.0% | ~100% | 1.6500% | Verified |
| 2023 | +491.5% ! | +491.5% | ~100% | 1.3600% | Verified |
| 2022 | base year | — | ~100% | 1.5700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +322.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -17.5% | +131.0% | +114.4% | +430.7% | 2024 | -20.3% | 2025 |
| Assessment Ratio | 100.0% | 59.5% | — | 100.0% | 2025 | 6.0% | 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 |
$11,253 | $10,733 | ~$14,347 | $11,253 | 2025 | $10,443 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,130,716 | ~$604,837 | ~2.0139% | ~$12,181 | +105.6% |
| 2027 | ~$2,325,206 | ~$665,321 | ~1.9814% | ~$13,183 | +322.9% |
| 2028 | ~$4,781,556 | ~$731,853 | ~1.9488% | ~$14,263 | +769.6% |
| 2029 | ~$9,832,796 | ~$805,038 | ~1.9163% | ~$15,427 | +1688.3% |
| 2030 | ~$20,220,171 | ~$885,542 | ~1.8837% | ~$16,681 | +3577.4% |
| 2026 | ~$1,119,719 | ~$604,837 | ~2.0465% | ~$12,378 | +103.6% |
| 2027 | ~$2,280,197 | ~$665,321 | ~2.0465% | ~$13,616 | +314.7% |
| 2028 | ~$4,643,396 | ~$731,853 | ~2.0465% | ~$14,977 | +744.5% |
| 2029 | ~$9,455,816 | ~$805,038 | ~2.0465% | ~$16,475 | +1619.7% |
| 2030 | ~$19,255,833 | ~$885,542 | ~2.0465% | ~$18,122 | +3402.0% |
| 2026 | ~$1,141,713 | ~$604,837 | ~1.9977% | ~$12,083 | +107.6% |
| 2027 | ~$2,370,654 | ~$665,321 | ~1.9488% | ~$12,966 | +331.1% |
| 2028 | ~$4,922,429 | ~$731,853 | ~1.9000% | ~$13,905 | +795.2% |
| 2029 | ~$10,220,937 | ~$805,038 | ~1.8512% | ~$14,903 | +1758.9% |
| 2030 | ~$21,222,764 | ~$885,542 | ~1.8024% | ~$15,961 | +3759.7% |
In 2025, this property's market value of $549,852 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -61% 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 | $549,852 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $690,000 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $130,026 | $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.