48 EAST AVE 2809 78701
| Owner | ACEVEDO HOLDINGS LLC |
|---|---|
| Parcel ID | 0203033004 |
| Short ID | 958712 |
| Type | Real |
| Use Code | 22 Hi-Rise Condo / Apartment |
| Valuation | Income |
| Improvement SF | 982 SF |
| Land SF | 81 SF |
| Acres | 0.002 |
| Year Built | 2021 |
| Legal | 48 EAST CONDOMINIUMS UNT 2809 0.4511%INT IN COMMON AREA |
| Neighborhood | CBDR_C |
| Land | $55,262 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $55,262 |
| Improvement | $888,850 |
|---|---|
| Total Improvement | $888,850 |
| Market | $944,112 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $944,112 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $944,112 |
| Taxable Value | $944,112 |
|---|
Appreciation: Market value has risen +448.1% from $172,261 (2023) to $944,112 (2025), a CAGR of 134.1% 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 $19,321. 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 6% of market value ($55,262 land vs $888,850 improvements), about $682/SF of land. Most value sits in the improvements, so building condition, age (~5 yrs), and rent roll drive the underwriting.
Submarket Position: At $944,112, 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 +134.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $66,391,870 by 2030, with an estimated annual tax burden around $28,642. 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 | 982 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% | $8,734.92 | $8,734.92 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $4,947.31 | $4,947.31 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,548.40 | $3,548.40 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,114.27 | $1,114.27 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $976.21 | $976.21 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $19,321.11 | $19,321.11 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $774,554 | $944,112 | -18.0% |
| Assessed Value | $774,554 | $944,112 | -18.0% |
| Land Value | $70,849 | $55,262 | +28.2% |
| Improvement Value | $703,705 | $888,850 | -20.8% |
| Taxable Value | $774,554 | $944,112 | -18.0% |
| Total Tax 2026 = estimate |
~$15,851
Estimated
|
~$19,321
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $774,554 | $774,554 | +0 (+0.0%) |
| Taxable Value | $774,554 | $774,554 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $774,554 | $70,849 | $703,705 | — | $774,554 | $774,554 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $944,112 | $55,262 | $888,850 | — | $944,112 | $944,112 | ~$19,321 | Partial |
| 2024 | $1,017,825 | — | — | −$962,563 | $55,262 | $— | $19,927 | Verified |
| 2023 | $172,261 | — | — | −$116,999 | $55,262 | $— | $18,415 | Verified |
| 2022 | $— | — | — | — | $40,255 | $— | $3,402 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -18.0% | -18.0% | ~100% | Not available | Partial |
| 2025 | -6.1% | -6.1% | ~100% | Not available | Partial |
| 2024 | -1.2% | -1.2% | ~100% | 1.9800% | Verified |
| 2023 | +490.9% ! | +490.9% | ~100% | 1.8100% | Verified |
| 2022 | base year | — | ~100% | 1.9700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +448.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -18.0% | +155.2% | +144.4% | +490.9% | 2024 | -18.0% | 2026 |
| 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 |
$19,321 | $19,221 | ~$24,634 | $19,927 | 2024 | $18,415 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,210,252 | ~$1,038,523 | ~2.0139% | ~$20,915 | +134.1% |
| 2027 | ~$5,174,401 | ~$1,142,376 | ~1.9814% | ~$22,635 | +448.1% |
| 2028 | ~$12,113,743 | ~$1,256,613 | ~1.9488% | ~$24,489 | +1183.1% |
| 2029 | ~$28,359,373 | ~$1,382,274 | ~1.9163% | ~$26,488 | +2903.8% |
| 2030 | ~$66,391,870 | ~$1,520,502 | ~1.8837% | ~$28,642 | +6932.2% |
| 2026 | ~$2,191,370 | ~$1,038,523 | ~2.0465% | ~$21,253 | +132.1% |
| 2027 | ~$5,086,368 | ~$1,142,376 | ~2.0465% | ~$23,379 | +438.7% |
| 2028 | ~$11,805,923 | ~$1,256,613 | ~2.0465% | ~$25,716 | +1150.5% |
| 2029 | ~$27,402,622 | ~$1,382,274 | ~2.0465% | ~$28,288 | +2802.5% |
| 2030 | ~$63,603,976 | ~$1,520,502 | ~2.0465% | ~$31,117 | +6636.9% |
| 2026 | ~$2,229,134 | ~$1,038,523 | ~1.9977% | ~$20,746 | +136.1% |
| 2027 | ~$5,263,189 | ~$1,142,376 | ~1.9488% | ~$22,263 | +457.5% |
| 2028 | ~$12,426,867 | ~$1,256,613 | ~1.9000% | ~$23,876 | +1216.2% |
| 2029 | ~$29,340,962 | ~$1,382,274 | ~1.8512% | ~$25,589 | +3007.8% |
| 2030 | ~$69,276,678 | ~$1,520,502 | ~1.8024% | ~$27,405 | +7237.8% |
In 2025, this property's market value of $944,112 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -33% 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 | $944,112 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $1,017,825 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $172,261 | $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.