48 EAST AVE 2804 78701
| Owner | DAI HOWARD |
|---|---|
| Parcel ID | 0203032999 |
| Short ID | 958707 |
| 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 2804 0.4155%INT IN COMMON AREA |
| Neighborhood | CBDR_C |
| Land | $50,915 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $50,915 |
| Improvement | $733,798 |
|---|---|
| Total Improvement | $733,798 |
| Market | $784,713 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $784,713 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $784,713 |
| Exemptions (−) (HS) | −$156,943 |
|---|---|
| Taxable Value | $627,770 |
Appreciation: Market value has risen +394.6% from $158,664 (2023) to $784,713 (2025), a CAGR of 122.4% 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 $12,847. Austin ISD is the largest single contributor, at 45.3% 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 ($50,915 land vs $733,798 improvements), about $679/SF of land. Most value sits in the improvements, so building condition, age (~5 yrs), and rent roll drive the underwriting.
Submarket Position: At $784,713, 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 +122.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $42,686,640 by 2030, with an estimated annual tax burden around $23,807. 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% | $5,964.88 | $5,964.88 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,289.62 | $3,289.62 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,359.44 | $2,359.44 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $803.28 | $803.28 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $740.91 | $740.91 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $13,158.13 | $13,158.13 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $546,385 | $784,713 | -30.4% |
| Assessed Value | $546,385 | $784,713 | -30.4% |
| Land Value | $65,275 | $50,915 | +28.2% |
| Improvement Value | $481,110 | $733,798 | -34.4% |
| Taxable Value | $437,108 | $627,770 | -30.4% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$8,945
Estimated
|
~$13,158
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $640,545 | $546,385 | -94,160 (-14.7%) |
| Taxable Value | $512,436 | $437,108 | -75,328 (-14.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $546,385 | $65,275 | $481,110 | — | $546,385 | $437,108 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $784,713 | $50,915 | $733,798 | — | $784,713 | $627,770 | ~$13,158 | Partial |
| 2024 | $737,000 | — | — | −$686,085 | $50,915 | $— | $12,277 | Verified |
| 2023 | $158,664 | — | — | −$107,749 | $50,915 | $— | $11,213 | Verified |
| 2022 | $— | — | — | — | $37,075 | $— | $3,134 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -18.4% | -18.4% | ~100% | Not available | Partial |
| 2025 | +6.5% | +6.5% | ~100% | Not available | Partial |
| 2024 | -20.4% | -20.4% | ~100% | 1.6700% | Verified |
| 2023 | +483.8% ! | +483.8% | ~100% | 1.2100% | Verified |
| 2022 | base year | — | ~100% | 1.9700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +394.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -30.4% | +113.5% | +141.8% | +364.5% | 2024 | -30.4% | 2026 |
| Assessment Ratio | 100.0% | 59.8% | — | 100.0% | 2025 | 6.9% | 2024 |
| Effective Tax Rate (2025) | 1.6800% | 1.6800% | — | 1.6800% | 2025 | 1.6800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$13,158 | $12,216 | ~$20,475 | $13,158 | 2025 | $11,213 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,745,127 | ~$863,184 | ~2.0139% | ~$17,384 | +122.4% |
| 2027 | ~$3,880,997 | ~$949,503 | ~1.9814% | ~$18,813 | +394.6% |
| 2028 | ~$8,630,968 | ~$1,044,453 | ~1.9488% | ~$20,355 | +999.9% |
| 2029 | ~$19,194,453 | ~$1,148,898 | ~1.9163% | ~$22,016 | +2346.0% |
| 2030 | ~$42,686,640 | ~$1,263,788 | ~1.8837% | ~$23,807 | +5339.8% |
| 2026 | ~$1,729,433 | ~$863,184 | ~2.0465% | ~$17,665 | +120.4% |
| 2027 | ~$3,811,506 | ~$949,503 | ~2.0465% | ~$19,431 | +385.7% |
| 2028 | ~$8,400,196 | ~$1,044,453 | ~2.0465% | ~$21,375 | +970.5% |
| 2029 | ~$18,513,234 | ~$1,148,898 | ~2.0465% | ~$23,512 | +2259.2% |
| 2030 | ~$40,801,409 | ~$1,263,788 | ~2.0465% | ~$25,863 | +5099.5% |
| 2026 | ~$1,760,821 | ~$863,184 | ~1.9977% | ~$17,244 | +124.4% |
| 2027 | ~$3,951,116 | ~$949,503 | ~1.9488% | ~$18,504 | +403.5% |
| 2028 | ~$8,865,929 | ~$1,044,453 | ~1.9000% | ~$19,845 | +1029.8% |
| 2029 | ~$19,894,301 | ~$1,148,898 | ~1.8512% | ~$21,268 | +2435.2% |
| 2030 | ~$44,640,921 | ~$1,263,788 | ~1.8024% | ~$22,778 | +5588.8% |
In 2025, this property's market value of $784,713 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -45% 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 | $784,713 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $737,000 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $158,664 | $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.