48 EAST AVE 2506 78701
| Owner | GCCSR INVESTMENT LLC |
|---|---|
| Parcel ID | 0203032968 |
| Short ID | 958676 |
| 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 2506 0.3405%INT IN COMMON AREA |
| Neighborhood | CBDR_C |
| Land | $41,728 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $41,728 |
| Improvement | $513,943 |
|---|---|
| Total Improvement | $513,943 |
| Market | $555,671 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $555,671 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $555,671 |
| Taxable Value | $555,671 |
|---|
Appreciation: Market value has risen +327.4% from $130,026 (2023) to $555,671 (2025), a CAGR of 106.7% 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 $11,372. 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 $513,943 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 $555,671, 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 +106.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $20,979,086 by 2030, with an estimated annual tax burden around $16,858. 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 431% 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% | $5,141.07 | $5,141.07 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $2,911.81 | $2,911.81 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,088.46 | $2,088.46 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $655.82 | $655.82 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $574.56 | $574.56 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $11,371.72 | $11,371.72 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $430,000 | $555,671 | -22.6% |
| Assessed Value | $430,000 | $555,671 | -22.6% |
| Land Value | $53,498 | $41,728 | +28.2% |
| Improvement Value | $376,502 | $513,943 | -26.7% |
| Taxable Value | $430,000 | $555,671 | -22.6% |
| Total Tax 2026 = estimate |
~$8,800
Estimated
|
~$11,372
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $531,496 | $430,000 | -101,496 (-19.1%) |
| Taxable Value | $531,496 | $430,000 | -101,496 (-19.1%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $430,000 | $53,498 | $376,502 | — | $430,000 | $430,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $555,671 | $41,728 | $513,943 | — | $555,671 | $555,671 | ~$11,372 | Partial |
| 2024 | $690,000 | — | — | −$648,272 | $41,728 | $— | $12,307 | Verified |
| 2023 | $130,026 | — | — | −$88,298 | $41,728 | $— | $12,484 | Verified |
| 2022 | $— | — | — | — | $30,385 | $— | $2,568 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -4.4% | -4.4% | ~100% | Not available | Partial |
| 2025 | -10.5% | -10.5% | ~100% | Not available | Partial |
| 2024 | -10.0% | -10.0% | ~100% | 1.9800% | Verified |
| 2023 | +430.7% ! | +430.7% | ~100% | 1.8100% | Verified |
| 2022 | base year | — | ~100% | 1.9700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +327.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -22.6% | +129.5% | +118.8% | +430.7% | 2024 | -22.6% | 2026 |
| 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 |
$11,372 | $12,054 | ~$14,499 | $12,484 | 2023 | $11,372 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,148,713 | ~$611,238 | ~2.0139% | ~$12,310 | +106.7% |
| 2027 | ~$2,374,681 | ~$672,362 | ~1.9814% | ~$13,322 | +327.4% |
| 2028 | ~$4,909,068 | ~$739,598 | ~1.9488% | ~$14,414 | +783.4% |
| 2029 | ~$10,148,288 | ~$813,558 | ~1.9163% | ~$15,590 | +1726.3% |
| 2030 | ~$20,979,086 | ~$894,914 | ~1.8837% | ~$16,858 | +3675.5% |
| 2026 | ~$1,137,599 | ~$611,238 | ~2.0465% | ~$12,509 | +104.7% |
| 2027 | ~$2,328,955 | ~$672,362 | ~2.0465% | ~$13,760 | +319.1% |
| 2028 | ~$4,767,961 | ~$739,598 | ~2.0465% | ~$15,136 | +758.1% |
| 2029 | ~$9,761,225 | ~$813,558 | ~2.0465% | ~$16,649 | +1656.7% |
| 2030 | ~$19,983,704 | ~$894,914 | ~2.0465% | ~$18,314 | +3496.3% |
| 2026 | ~$1,159,826 | ~$611,238 | ~1.9977% | ~$12,210 | +108.7% |
| 2027 | ~$2,420,852 | ~$672,362 | ~1.9488% | ~$13,103 | +335.7% |
| 2028 | ~$5,052,932 | ~$739,598 | ~1.9000% | ~$14,052 | +809.3% |
| 2029 | ~$10,546,750 | ~$813,558 | ~1.8512% | ~$15,061 | +1798.0% |
| 2030 | ~$22,013,742 | ~$894,914 | ~1.8024% | ~$16,130 | +3861.7% |
In 2025, this property's market value of $555,671 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 | $555,671 | $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.