48 EAST AVE 2609 78701
| Owner | JNV ON RAINEY LLC |
|---|---|
| Parcel ID | 0203032982 |
| Short ID | 958690 |
| Type | Real |
| Use Code | 22 Hi-Rise Condo / Apartment |
| Valuation | Income |
| Improvement SF | 982 SF |
| Land SF | 81 SF |
| Acres | 0.002 |
| Year Built | 2021 |
| Legal | 48 EAST CONDOMINIUMS UNT 2609 0.4511%INT IN COMMON AREA |
| Neighborhood | CBDR_C |
| Land | $55,262 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $55,262 |
| Improvement | $822,930 |
|---|---|
| Total Improvement | $822,930 |
| Market | $878,192 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $878,192 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $878,192 |
| Taxable Value | $878,192 |
|---|
Appreciation: Market value has risen +409.8% from $172,261 (2023) to $878,192 (2025), a CAGR of 125.8% 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 $17,972. 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 ($55,262 land vs $822,930 improvements), about $682/SF of land. Most value sits in the improvements, so building condition, age (~5 yrs), and rent roll drive the underwriting.
Submarket Position: At $878,192, 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 +125.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $51,534,226 by 2030, with an estimated annual tax burden around $26,642. 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 | 982 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% | $8,125.03 | $8,125.03 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $4,601.88 | $4,601.88 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,300.64 | $3,300.64 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,036.47 | $1,036.47 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $908.05 | $908.05 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $17,972.07 | $17,972.07 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $736,009 | $878,192 | -16.2% |
| Assessed Value | $736,009 | $878,192 | -16.2% |
| Land Value | $70,849 | $55,262 | +28.2% |
| Improvement Value | $665,160 | $822,930 | -19.2% |
| Taxable Value | $736,009 | $878,192 | -16.2% |
| Total Tax 2026 = estimate |
~$15,062
Estimated
|
~$17,972
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $762,704 | $736,009 | -26,695 (-3.5%) |
| Taxable Value | $762,704 | $736,009 | -26,695 (-3.5%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $736,009 | $70,849 | $665,160 | — | $736,009 | $736,009 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $878,192 | $55,262 | $822,930 | — | $878,192 | $878,192 | ~$17,972 | Partial |
| 2024 | $1,017,825 | — | — | −$962,563 | $55,262 | $— | $18,433 | Verified |
| 2023 | $172,261 | — | — | −$116,999 | $55,262 | $— | $18,415 | Verified |
| 2022 | $— | — | — | — | $40,255 | $— | $3,402 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -13.2% | -13.2% | ~100% | Not available | Partial |
| 2025 | -5.6% | -5.6% | ~100% | Not available | Partial |
| 2024 | -8.6% | -8.6% | ~100% | 1.9800% | Verified |
| 2023 | +490.9% ! | +490.9% | ~100% | 1.8100% | Verified |
| 2022 | base year | — | ~100% | 1.9700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +409.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -16.2% | +153.7% | +134.5% | +490.9% | 2024 | -16.2% | 2026 |
| Assessment Ratio | 100.0% | 59.4% | — | 100.0% | 2025 | 5.4% | 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 |
$17,972 | $18,273 | ~$22,914 | $18,433 | 2024 | $17,972 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,982,854 | ~$966,011 | ~2.0139% | ~$19,455 | +125.8% |
| 2027 | ~$4,477,050 | ~$1,062,612 | ~1.9814% | ~$21,054 | +409.8% |
| 2028 | ~$10,108,652 | ~$1,168,874 | ~1.9488% | ~$22,779 | +1051.1% |
| 2029 | ~$22,824,144 | ~$1,285,761 | ~1.9163% | ~$24,639 | +2499.0% |
| 2030 | ~$51,534,226 | ~$1,414,337 | ~1.8837% | ~$26,642 | +5768.2% |
| 2026 | ~$1,965,290 | ~$966,011 | ~2.0465% | ~$19,769 | +123.8% |
| 2027 | ~$4,398,088 | ~$1,062,612 | ~2.0465% | ~$21,746 | +400.8% |
| 2028 | ~$9,842,401 | ~$1,168,874 | ~2.0465% | ~$23,921 | +1020.8% |
| 2029 | ~$22,026,134 | ~$1,285,761 | ~2.0465% | ~$26,313 | +2408.1% |
| 2030 | ~$49,291,890 | ~$1,414,337 | ~2.0465% | ~$28,944 | +5512.9% |
| 2026 | ~$2,000,418 | ~$966,011 | ~1.9977% | ~$19,298 | +127.8% |
| 2027 | ~$4,556,716 | ~$1,062,612 | ~1.9488% | ~$20,709 | +418.9% |
| 2028 | ~$10,379,661 | ~$1,168,874 | ~1.9000% | ~$22,209 | +1081.9% |
| 2029 | ~$23,643,645 | ~$1,285,761 | ~1.8512% | ~$23,802 | +2592.3% |
| 2030 | ~$53,857,435 | ~$1,414,337 | ~1.8024% | ~$25,492 | +6032.8% |
In 2025, this property's market value of $878,192 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -38% 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 | $878,192 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $1,017,825 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $172,261 | $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.