48 EAST AVE 2806 78701
| Owner | MANOUGIAN SANDRA L & ROBERT H |
|---|---|
| Parcel ID | 0203033001 |
| Short ID | 958709 |
| Type | Real |
| Use Code | 22 Hi-Rise Condo / Apartment |
| Valuation | Income |
| Improvement SF | 742 SF |
| Land SF | 61 SF |
| Acres | 0.001 |
| Year Built | 2021 |
| Legal | 48 EAST CONDOMINIUMS UNT 2806 0.3405%INT IN COMMON AREA |
| Neighborhood | CBDR_C |
| Land | $41,728 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $41,728 |
| Improvement | $566,346 |
|---|---|
| Total Improvement | $566,346 |
| Market | $608,074 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $608,074 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $608,074 |
| Taxable Value | $608,074 |
|---|
Appreciation: Market value has risen +367.7% from $130,026 (2023) to $608,074 (2025), a CAGR of 116.3% 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 $12,444. 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 ($41,728 land vs $566,346 improvements), about $684/SF of land. Most value sits in the improvements, so building condition, age (~5 yrs), and rent roll drive the underwriting.
Submarket Position: At $608,074, 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 +116.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $28,758,883 by 2030, with an estimated annual tax burden around $18,448. 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 | 742 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% | $5,625.90 | $5,625.90 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,186.41 | $3,186.41 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,285.42 | $2,285.42 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $717.67 | $717.67 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $628.75 | $628.75 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $12,444.15 | $12,444.15 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $531,496 | $608,074 | -12.6% |
| Assessed Value | $531,496 | $608,074 | -12.6% |
| Land Value | $53,498 | $41,728 | +28.2% |
| Improvement Value | $477,998 | $566,346 | -15.6% |
| Taxable Value | $531,496 | $608,074 | -12.6% |
| Total Tax 2026 = estimate |
~$10,877
Estimated
|
~$12,444
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $531,496 | $531,496 | +0 (+0.0%) |
| Taxable Value | $531,496 | $531,496 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $531,496 | $53,498 | $477,998 | — | $531,496 | $531,496 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $608,074 | $41,728 | $566,346 | — | $608,074 | $608,074 | ~$12,444 | Partial |
| 2024 | $769,040 | — | — | −$727,312 | $41,728 | $— | $15,057 | Verified |
| 2023 | $130,026 | — | — | −$88,298 | $41,728 | $— | $13,914 | Verified |
| 2022 | $— | — | — | — | $30,385 | $— | $2,568 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -12.6% | -12.6% | ~100% | Not available | Partial |
| 2025 | -20.0% | -20.0% | ~100% | Not available | Partial |
| 2024 | -1.2% | -1.2% | ~100% | 1.9800% | Verified |
| 2023 | +491.5% ! | +491.5% | ~100% | 1.8100% | Verified |
| 2022 | base year | — | ~100% | 1.9700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +367.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -12.6% | +152.7% | +122.5% | +491.5% | 2024 | -20.9% | 2025 |
| 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 |
$12,444 | $13,805 | ~$15,866 | $15,057 | 2024 | $12,444 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,314,981 | ~$668,881 | ~2.0139% | ~$13,471 | +116.3% |
| 2027 | ~$2,843,693 | ~$735,770 | ~1.9814% | ~$14,578 | +367.7% |
| 2028 | ~$6,149,585 | ~$809,346 | ~1.9488% | ~$15,773 | +911.3% |
| 2029 | ~$13,298,691 | ~$890,281 | ~1.9163% | ~$17,060 | +2087.0% |
| 2030 | ~$28,758,883 | ~$979,309 | ~1.8837% | ~$18,448 | +4629.5% |
| 2026 | ~$1,302,820 | ~$668,881 | ~2.0465% | ~$13,689 | +114.3% |
| 2027 | ~$2,791,337 | ~$735,770 | ~2.0465% | ~$15,057 | +359.0% |
| 2028 | ~$5,980,536 | ~$809,346 | ~2.0465% | ~$16,563 | +883.5% |
| 2029 | ~$12,813,507 | ~$890,281 | ~2.0465% | ~$18,219 | +2007.2% |
| 2030 | ~$27,453,386 | ~$979,309 | ~2.0465% | ~$20,041 | +4414.8% |
| 2026 | ~$1,327,143 | ~$668,881 | ~1.9977% | ~$13,362 | +118.3% |
| 2027 | ~$2,896,535 | ~$735,770 | ~1.9488% | ~$14,339 | +376.3% |
| 2028 | ~$6,321,789 | ~$809,346 | ~1.9000% | ~$15,378 | +939.6% |
| 2029 | ~$13,797,525 | ~$890,281 | ~1.8512% | ~$16,481 | +2169.1% |
| 2030 | ~$30,113,579 | ~$979,309 | ~1.8024% | ~$17,651 | +4852.3% |
In 2025, this property's market value of $608,074 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 | $608,074 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $769,040 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $130,026 | $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.