48 EAST AVE 2704 78701
| Owner | LI XIANMING & CAIYING SHERYL CHIA |
|---|---|
| Parcel ID | 0203032988 |
| Short ID | 958696 |
| Type | Real |
| Use Code | 22 Hi-Rise Condo / Apartment |
| Valuation | Income |
| Improvement SF | 893 SF |
| Land SF | 75 SF |
| Acres | 0.002 |
| Year Built | 2021 |
| Legal | 48 EAST CONDOMINIUMS UNT 2704 0.4150%INT IN COMMON AREA |
| Neighborhood | CBDR_C |
| Land | $50,853 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $50,853 |
| Improvement | $654,842 |
|---|---|
| Total Improvement | $654,842 |
| Market | $705,695 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $705,695 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $705,695 |
| Taxable Value | $705,695 |
|---|
Appreciation: Market value has risen +345.3% from $158,472 (2023) to $705,695 (2025), a CAGR of 111.0% 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 $14,442. 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 7% of market value ($50,853 land vs $654,842 improvements), about $678/SF of land. Most value sits in the improvements, so building condition, age (~5 yrs), and rent roll drive the underwriting.
Submarket Position: At $705,695, 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 +111.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $29,531,010 by 2030, with an estimated annual tax burden around $21,409. 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 | 893 SF | ✓ |
Market value changed by 484% 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% | $6,529.09 | $6,529.09 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,697.96 | $3,697.96 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,652.32 | $2,652.32 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $832.88 | $832.88 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $729.69 | $729.69 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $14,441.94 | $14,441.94 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $618,050 | $705,695 | -12.4% |
| Assessed Value | $618,050 | $705,695 | -12.4% |
| Land Value | $65,196 | $50,853 | +28.2% |
| Improvement Value | $552,854 | $654,842 | -15.6% |
| Taxable Value | $618,050 | $705,695 | -12.4% |
| Total Tax 2026 = estimate |
~$12,648
Estimated
|
~$14,442
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $640,466 | $618,050 | -22,416 (-3.5%) |
| Taxable Value | $640,466 | $618,050 | -22,416 (-3.5%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $618,050 | $65,196 | $552,854 | — | $618,050 | $618,050 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $705,695 | $50,853 | $654,842 | — | $705,695 | $705,695 | ~$14,442 | Partial |
| 2024 | $808,000 | — | — | −$757,147 | $50,853 | $— | $14,812 | Verified |
| 2023 | $158,472 | — | — | −$107,619 | $50,853 | $— | $14,619 | Verified |
| 2022 | $— | — | — | — | $37,030 | $— | $3,130 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -9.2% | -9.2% | ~100% | Not available | Partial |
| 2025 | -5.6% | -5.6% | ~100% | Not available | Partial |
| 2024 | -19.3% | -19.3% | ~100% | 1.9800% | Verified |
| 2023 | +484.4% ! | +484.4% | ~100% | 1.5800% | Verified |
| 2022 | base year | — | ~100% | 1.9700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +345.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -12.4% | +128.3% | +117.0% | +409.9% | 2024 | -12.7% | 2025 |
| Assessment Ratio | 100.0% | 59.6% | — | 100.0% | 2025 | 6.3% | 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 |
$14,442 | $14,624 | ~$18,413 | $14,812 | 2024 | $14,442 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,489,187 | ~$776,265 | ~2.0139% | ~$15,633 | +111.0% |
| 2027 | ~$3,142,545 | ~$853,891 | ~1.9814% | ~$16,919 | +345.3% |
| 2028 | ~$6,631,531 | ~$939,280 | ~1.9488% | ~$18,305 | +839.7% |
| 2029 | ~$13,994,134 | ~$1,033,208 | ~1.9163% | ~$19,799 | +1883.0% |
| 2030 | ~$29,531,010 | ~$1,136,529 | ~1.8837% | ~$21,409 | +4084.7% |
| 2026 | ~$1,475,073 | ~$776,265 | ~2.0465% | ~$15,886 | +109.0% |
| 2027 | ~$3,083,260 | ~$853,891 | ~2.0465% | ~$17,475 | +336.9% |
| 2028 | ~$6,444,759 | ~$939,280 | ~2.0465% | ~$19,222 | +813.2% |
| 2029 | ~$13,471,107 | ~$1,033,208 | ~2.0465% | ~$21,144 | +1808.9% |
| 2030 | ~$28,157,872 | ~$1,136,529 | ~2.0465% | ~$23,259 | +3890.1% |
| 2026 | ~$1,503,301 | ~$776,265 | ~1.9977% | ~$15,507 | +113.0% |
| 2027 | ~$3,202,395 | ~$853,891 | ~1.9488% | ~$16,641 | +353.8% |
| 2028 | ~$6,821,876 | ~$939,280 | ~1.9000% | ~$17,846 | +866.7% |
| 2029 | ~$14,532,247 | ~$1,033,208 | ~1.8512% | ~$19,127 | +1959.3% |
| 2030 | ~$30,957,202 | ~$1,136,529 | ~1.8024% | ~$20,484 | +4286.8% |
In 2025, this property's market value of $705,695 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -50% 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 | $705,695 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $808,000 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $158,472 | $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.