48 EAST AVE 2805 78701
| Owner | 48 EAST AVENUE UNIT 2805 TRUST |
|---|---|
| Parcel ID | 0203033000 |
| Short ID | 958708 |
| Type | Real |
| Use Code | 22 Hi-Rise Condo / Apartment |
| Valuation | Income |
| Improvement SF | 706 SF |
| Land SF | 59 SF |
| Acres | 0.001 |
| Year Built | 2021 |
| Legal | 48 EAST CONDOMINIUMS UNT 2805 0.3296%INT IN COMMON AREA |
| Neighborhood | CBDR_C |
| Land | $40,390 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $40,390 |
| Improvement | $570,873 |
|---|---|
| Total Improvement | $570,873 |
| Market | $611,263 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $611,263 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $611,263 |
| Taxable Value | $611,263 |
|---|
Appreciation: Market value has risen +385.7% from $125,861 (2023) to $611,263 (2025), a CAGR of 120.4% 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 $12,509. 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 ($40,390 land vs $570,873 improvements), about $685/SF of land. Most value sits in the improvements, so building condition, age (~5 yrs), and rent roll drive the underwriting.
Submarket Position: At $611,263, 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 +120.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $31,773,893 by 2030, with an estimated annual tax burden around $18,544. 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 | 706 SF | ✓ |
Market value changed by 482% 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% | $5,655.41 | $5,655.41 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,203.12 | $3,203.12 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,297.40 | $2,297.40 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $721.43 | $721.43 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $632.05 | $632.05 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $12,509.41 | $12,509.41 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $432,120 | $611,263 | -29.3% |
| Assessed Value | $432,120 | $611,263 | -29.3% |
| Land Value | $51,783 | $40,390 | +28.2% |
| Improvement Value | $380,337 | $570,873 | -33.4% |
| Taxable Value | $432,120 | $611,263 | -29.3% |
| Total Tax 2026 = estimate |
~$8,843
Estimated
|
~$12,509
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $506,588 | $432,120 | -74,468 (-14.7%) |
| Taxable Value | $506,588 | $432,120 | -74,468 (-14.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $432,120 | $51,783 | $380,337 | — | $432,120 | $432,120 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $611,263 | $40,390 | $570,873 | — | $611,263 | $611,263 | ~$12,509 | Partial |
| 2024 | $732,415 | — | — | −$692,025 | $40,390 | $— | $13,264 | Verified |
| 2023 | $125,861 | — | — | −$85,471 | $40,390 | $— | $13,251 | Verified |
| 2022 | $— | — | — | — | $29,410 | $— | $2,486 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -17.1% | -17.1% | ~100% | Not available | Partial |
| 2025 | -15.5% | -15.5% | ~100% | Not available | Partial |
| 2024 | -1.2% | -1.2% | ~100% | 1.8300% | Verified |
| 2023 | +481.9% ! | +481.9% | ~100% | 1.8100% | Verified |
| 2022 | base year | — | ~100% | 1.9700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +385.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -29.3% | +145.4% | +138.7% | +481.9% | 2024 | -29.3% | 2026 |
| Assessment Ratio | 100.0% | 59.4% | — | 100.0% | 2025 | 5.5% | 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 |
$12,509 | $13,008 | ~$15,949 | $13,264 | 2024 | $12,509 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,347,090 | ~$672,389 | ~2.0139% | ~$13,541 | +120.4% |
| 2027 | ~$2,968,691 | ~$739,628 | ~1.9814% | ~$14,655 | +385.7% |
| 2028 | ~$6,542,346 | ~$813,591 | ~1.9488% | ~$15,856 | +970.3% |
| 2029 | ~$14,417,899 | ~$894,950 | ~1.9163% | ~$17,150 | +2258.7% |
| 2030 | ~$31,773,893 | ~$984,445 | ~1.8837% | ~$18,544 | +5098.1% |
| 2026 | ~$1,334,865 | ~$672,389 | ~2.0465% | ~$13,760 | +118.4% |
| 2027 | ~$2,915,052 | ~$739,628 | ~2.0465% | ~$15,136 | +376.9% |
| 2028 | ~$6,365,836 | ~$813,591 | ~2.0465% | ~$16,650 | +941.4% |
| 2029 | ~$13,901,593 | ~$894,950 | ~2.0465% | ~$18,315 | +2174.2% |
| 2030 | ~$30,358,037 | ~$984,445 | ~2.0465% | ~$20,147 | +4866.4% |
| 2026 | ~$1,359,315 | ~$672,389 | ~1.9977% | ~$13,432 | +122.4% |
| 2027 | ~$3,022,819 | ~$739,628 | ~1.9488% | ~$14,414 | +394.5% |
| 2028 | ~$6,722,089 | ~$813,591 | ~1.9000% | ~$15,458 | +999.7% |
| 2029 | ~$14,948,454 | ~$894,950 | ~1.8512% | ~$16,567 | +2345.5% |
| 2030 | ~$33,242,091 | ~$984,445 | ~1.8024% | ~$17,743 | +5338.3% |
In 2025, this property's market value of $611,263 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -57% 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 | $611,263 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $732,415 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $125,861 | $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.