48 EAST AVE 2405 78701
| Owner | CHU LAN THI & |
|---|---|
| Parcel ID | 0203032956 |
| Short ID | 958664 |
| 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 2405 0.3292%INT IN COMMON AREA |
| Neighborhood | CBDR_C |
| Land | $40,329 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $40,329 |
| Improvement | $494,145 |
|---|---|
| Total Improvement | $494,145 |
| Market | $534,474 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $534,474 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $534,474 |
| Taxable Value | $534,474 |
|---|
Appreciation: Market value has risen +325.2% from $125,709 (2023) to $534,474 (2025), a CAGR of 106.2% 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 $10,938. 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 ($40,329 land vs $494,145 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 $534,474, 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 +106.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $19,921,733 by 2030, with an estimated annual tax burden around $16,215. 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 483% 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% | $4,944.95 | $4,944.95 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $2,800.73 | $2,800.73 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,008.79 | $2,008.79 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $630.80 | $630.80 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $552.65 | $552.65 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $10,937.92 | $10,937.92 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $426,531 | $534,474 | -20.2% |
| Assessed Value | $426,531 | $534,474 | -20.2% |
| Land Value | $51,704 | $40,329 | +28.2% |
| Improvement Value | $374,827 | $494,145 | -24.1% |
| Taxable Value | $426,531 | $534,474 | -20.2% |
| Total Tax 2026 = estimate |
~$8,729
Estimated
|
~$10,938
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $506,509 | $426,531 | -79,978 (-15.8%) |
| Taxable Value | $506,509 | $426,531 | -79,978 (-15.8%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $426,531 | $51,704 | $374,827 | — | $426,531 | $426,531 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $534,474 | $40,329 | $494,145 | — | $534,474 | $534,474 | ~$10,938 | Partial |
| 2024 | $732,354 | — | — | −$692,025 | $40,329 | $— | $12,295 | Verified |
| 2023 | $125,709 | — | — | −$85,380 | $40,329 | $— | $13,250 | Verified |
| 2022 | $— | — | — | — | $29,375 | $— | $2,483 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -5.2% | -5.2% | ~100% | Not available | Partial |
| 2025 | -13.8% | -13.8% | ~100% | Not available | Partial |
| 2024 | -15.3% | -15.3% | ~100% | 1.9800% | Verified |
| 2023 | +482.6% ! | +482.6% | ~100% | 1.8100% | Verified |
| 2022 | base year | — | ~100% | 1.9700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +325.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -20.2% | +145.1% | +116.6% | +482.6% | 2024 | -27.0% | 2025 |
| 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 |
$10,938 | $12,161 | ~$13,946 | $13,250 | 2023 | $10,938 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,102,064 | ~$587,921 | ~2.0139% | ~$11,840 | +106.2% |
| 2027 | ~$2,272,411 | ~$646,714 | ~1.9814% | ~$12,814 | +325.2% |
| 2028 | ~$4,685,618 | ~$711,385 | ~1.9488% | ~$13,864 | +776.7% |
| 2029 | ~$9,661,554 | ~$782,523 | ~1.9163% | ~$14,995 | +1707.7% |
| 2030 | ~$19,921,733 | ~$860,776 | ~1.8837% | ~$16,215 | +3627.4% |
| 2026 | ~$1,091,374 | ~$587,921 | ~2.0465% | ~$12,032 | +104.2% |
| 2027 | ~$2,228,542 | ~$646,714 | ~2.0465% | ~$13,235 | +317.0% |
| 2028 | ~$4,550,592 | ~$711,385 | ~2.0465% | ~$14,558 | +751.4% |
| 2029 | ~$9,292,124 | ~$782,523 | ~2.0465% | ~$16,014 | +1638.6% |
| 2030 | ~$18,974,139 | ~$860,776 | ~2.0465% | ~$17,616 | +3450.1% |
| 2026 | ~$1,112,753 | ~$587,921 | ~1.9977% | ~$11,745 | +108.2% |
| 2027 | ~$2,316,707 | ~$646,714 | ~1.9488% | ~$12,603 | +333.5% |
| 2028 | ~$4,823,290 | ~$711,385 | ~1.9000% | ~$13,516 | +802.4% |
| 2029 | ~$10,041,893 | ~$782,523 | ~1.8512% | ~$14,486 | +1778.8% |
| 2030 | ~$20,906,813 | ~$860,776 | ~1.8024% | ~$15,514 | +3811.7% |
In 2025, this property's market value of $534,474 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -62% 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 | $534,474 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $732,354 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $125,709 | $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.