48 EAST AVE 2610 78701
| Owner | VS REALTY LLC |
|---|---|
| Parcel ID | 0203032983 |
| Short ID | 958691 |
| Type | Real |
| Use Code | 22 Hi-Rise Condo / Apartment |
| Valuation | Income |
| Improvement SF | 1,277 SF |
| Land SF | 107 SF |
| Acres | 0.002 |
| Year Built | 2021 |
| Legal | 48 EAST CONDOMINIUMS UNT 2610 0.5967%INT IN COMMON AREA |
| Neighborhood | CBDR_C |
| Land | $73,103 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $73,103 |
| Improvement | $819,661 |
|---|---|
| Total Improvement | $819,661 |
| Market | $892,764 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $892,764 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $892,764 |
| Taxable Value | $892,764 |
|---|
Appreciation: Market value has risen +291.8% from $227,858 (2023) to $892,764 (2025), a CAGR of 97.9% 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 $18,270. Austin ISD is the largest single contributor, at 45.4% 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 ($73,103 land vs $819,661 improvements), about $683/SF of land. Most value sits in the improvements, so building condition, age (~5 yrs), and rent roll drive the underwriting.
Submarket Position: At $892,764, 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 +97.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $27,127,991 by 2030, with an estimated annual tax burden around $27,085. 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 | 1,277 SF | ✓ |
Market value changed by 324% 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% | $7,812.71 | $7,812.71 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $4,355.25 | $4,355.25 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,123.75 | $3,123.75 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $980.92 | $980.92 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $919.93 | $919.93 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $17,192.56 | $17,192.56 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,183,200 | $892,764 | +32.5% |
| Assessed Value | $1,183,200 | $892,764 | +32.5% |
| Land Value | $93,721 | $73,103 | +28.2% |
| Improvement Value | $1,089,479 | $819,661 | +32.9% |
| Taxable Value | $946,560 | $892,764 | +6.0% |
| Exemptions | HS | H | |
| Total Tax 2026 = estimate |
~$19,371
Estimated
|
~$17,193
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,200,765 | $1,183,200 | -17,565 (-1.5%) |
| Taxable Value | $960,612 | $946,560 | -14,052 (-1.5%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,183,200 | $93,721 | $1,089,479 | — | $1,183,200 | $946,560 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $892,764 | $73,103 | $819,661 | — | $892,764 | $892,764 | ~$17,193 | Partial |
| 2024 | $965,150 | — | — | −$892,047 | $73,103 | $— | $17,693 | Verified |
| 2023 | $227,858 | — | — | −$154,755 | $73,103 | $— | $17,462 | Verified |
| 2022 | $— | — | — | — | $53,245 | $— | $4,500 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +34.5% | +34.5% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | -7.5% | -7.5% | ~100% | 1.9800% | Verified |
| 2023 | +323.6% ! | +323.6% | ~100% | 1.8100% | Verified |
| 2022 | base year | — | ~100% | 1.9700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +291.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +32.5% | +116.2% | +88.2% | +323.6% | 2024 | -7.5% | 2025 |
| Assessment Ratio | 100.0% | 59.9% | — | 100.0% | 2025 | 7.6% | 2024 |
| Effective Tax Rate (2025) | 1.9300% | 1.9300% | — | 1.9300% | 2025 | 1.9300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$17,193 | $17,449 | ~$23,294 | $17,693 | 2024 | $17,193 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,767,148 | ~$982,040 | ~2.0139% | ~$19,778 | +97.9% |
| 2027 | ~$3,497,913 | ~$1,080,244 | ~1.9814% | ~$21,404 | +291.8% |
| 2028 | ~$6,923,812 | ~$1,188,269 | ~1.9488% | ~$23,157 | +675.5% |
| 2029 | ~$13,705,076 | ~$1,307,096 | ~1.9163% | ~$25,048 | +1435.1% |
| 2030 | ~$27,127,991 | ~$1,437,805 | ~1.8837% | ~$27,085 | +2938.7% |
| 2026 | ~$1,749,292 | ~$982,040 | ~2.0465% | ~$20,097 | +95.9% |
| 2027 | ~$3,427,585 | ~$1,080,244 | ~2.0465% | ~$22,107 | +283.9% |
| 2028 | ~$6,716,050 | ~$1,188,269 | ~2.0465% | ~$24,318 | +652.3% |
| 2029 | ~$13,159,510 | ~$1,307,096 | ~2.0465% | ~$26,750 | +1374.0% |
| 2030 | ~$25,784,901 | ~$1,437,805 | ~2.0465% | ~$29,424 | +2788.2% |
| 2026 | ~$1,785,003 | ~$982,040 | ~1.9977% | ~$19,618 | +99.9% |
| 2027 | ~$3,568,956 | ~$1,080,244 | ~1.9488% | ~$21,052 | +299.8% |
| 2028 | ~$7,135,814 | ~$1,188,269 | ~1.9000% | ~$22,577 | +699.3% |
| 2029 | ~$14,267,433 | ~$1,307,096 | ~1.8512% | ~$24,197 | +1498.1% |
| 2030 | ~$28,526,476 | ~$1,437,805 | ~1.8024% | ~$25,915 | +3095.3% |
In 2025, this property's market value of $892,764 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -37% 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 | $892,764 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $965,150 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $227,858 | $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.