48 EAST AVE 2311 78701
| Owner | LOML LLC |
|---|---|
| Parcel ID | 0203032951 |
| Short ID | 958659 |
| Type | Real |
| Use Code | 22 Hi-Rise Condo / Apartment |
| Valuation | Income |
| Improvement SF | 1,036 SF |
| Land SF | 88 SF |
| Acres | 0.002 |
| Year Built | 2021 |
| Legal | 48 EAST CONDOMINIUMS UNT 2311 0.4890%INT IN COMMON AREA |
| Neighborhood | CBDR_C |
| Land | $59,917 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $59,917 |
| Improvement | $924,051 |
|---|---|
| Total Improvement | $924,051 |
| Market | $983,968 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $983,968 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $983,968 |
| Taxable Value | $983,968 |
|---|
Appreciation: Market value has risen +426.9% from $186,732 (2023) to $983,968 (2025), a CAGR of 129.6% 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 $20,137. 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 ($59,917 land vs $924,051 improvements), about $681/SF of land. Most value sits in the improvements, so building condition, age (~5 yrs), and rent roll drive the underwriting.
Submarket Position: At $983,968, this parcel sits in the lower-middle (25th–50th 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 +129.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $62,717,182 by 2030, with an estimated annual tax burden around $29,851. 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 | 1,036 SF | ✓ |
Market value changed by 476% 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% | $9,103.67 | $9,103.67 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $5,156.16 | $5,156.16 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,698.19 | $3,698.19 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,161.31 | $1,161.31 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,017.42 | $1,017.42 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $20,136.75 | $20,136.75 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $744,208 | $983,968 | -24.4% |
| Assessed Value | $744,208 | $983,968 | -24.4% |
| Land Value | $76,816 | $59,917 | +28.2% |
| Improvement Value | $667,392 | $924,051 | -27.8% |
| Taxable Value | $744,208 | $983,968 | -24.4% |
| Total Tax 2026 = estimate |
~$15,230
Estimated
|
~$20,137
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $744,208 | $744,208 | +0 (+0.0%) |
| Taxable Value | $744,208 | $744,208 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $744,208 | $76,816 | $667,392 | — | $744,208 | $744,208 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $983,968 | $59,917 | $924,051 | — | $983,968 | $983,968 | ~$20,137 | Partial |
| 2024 | $1,075,411 | — | — | −$1,015,494 | $59,917 | $— | $19,500 | Verified |
| 2023 | $186,732 | — | — | −$126,815 | $59,917 | $— | $19,457 | Verified |
| 2022 | $— | — | — | — | $43,635 | $— | $3,688 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -24.4% | -24.4% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | -8.5% | -8.5% | ~100% | 1.9800% | Verified |
| 2023 | +475.9% ! | +475.9% | ~100% | 1.8100% | Verified |
| 2022 | base year | — | ~100% | 1.9700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +426.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -24.4% | +147.7% | +144.3% | +475.9% | 2024 | -24.4% | 2026 |
| Assessment Ratio | 100.0% | 59.4% | — | 100.0% | 2025 | 5.6% | 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 |
$20,137 | $19,698 | ~$25,674 | $20,137 | 2025 | $19,457 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,258,718 | ~$1,082,365 | ~2.0139% | ~$21,798 | +129.6% |
| 2027 | ~$5,184,934 | ~$1,190,601 | ~1.9814% | ~$23,590 | +426.9% |
| 2028 | ~$11,902,120 | ~$1,309,661 | ~1.9488% | ~$25,523 | +1109.6% |
| 2029 | ~$27,321,556 | ~$1,440,628 | ~1.9163% | ~$27,607 | +2676.7% |
| 2030 | ~$62,717,182 | ~$1,584,690 | ~1.8837% | ~$29,851 | +6273.9% |
| 2026 | ~$2,239,039 | ~$1,082,365 | ~2.0465% | ~$22,150 | +127.6% |
| 2027 | ~$5,094,978 | ~$1,190,601 | ~2.0465% | ~$24,365 | +417.8% |
| 2028 | ~$11,593,726 | ~$1,309,661 | ~2.0465% | ~$26,802 | +1078.3% |
| 2029 | ~$26,381,758 | ~$1,440,628 | ~2.0465% | ~$29,482 | +2581.2% |
| 2030 | ~$60,032,222 | ~$1,584,690 | ~2.0465% | ~$32,430 | +6001.0% |
| 2026 | ~$2,278,398 | ~$1,082,365 | ~1.9977% | ~$21,622 | +131.6% |
| 2027 | ~$5,275,676 | ~$1,190,601 | ~1.9488% | ~$23,203 | +436.2% |
| 2028 | ~$12,215,934 | ~$1,309,661 | ~1.9000% | ~$24,884 | +1141.5% |
| 2029 | ~$28,286,242 | ~$1,440,628 | ~1.8512% | ~$26,669 | +2774.7% |
| 2030 | ~$65,497,363 | ~$1,584,690 | ~1.8024% | ~$28,562 | +6556.5% |
In 2025, this property's market value of $983,968 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -31% 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 | $983,968 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $1,075,411 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $186,732 | $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.