48 EAST AVE 2904 78701
| Owner | ELLIS AARON & YADIRA HERNANDEZ & |
|---|---|
| Parcel ID | 0203033010 |
| Short ID | 958718 |
| 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 2904 0.4160%INT IN COMMON AREA |
| Neighborhood | CBDR_C |
| Land | $50,962 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $50,962 |
| Improvement | $808,291 |
|---|---|
| Total Improvement | $808,291 |
| Market | $859,253 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $859,253 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $859,253 |
| Taxable Value | $859,253 |
|---|
Appreciation: Market value has risen +440.9% from $158,855 (2023) to $859,253 (2025), a CAGR of 132.6% 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 $17,584. 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 ($50,962 land vs $808,291 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 $859,253, 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 +132.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $58,468,436 by 2030, with an estimated annual tax burden around $26,068. 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 483% 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% | $7,949.81 | $7,949.81 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $4,502.63 | $4,502.63 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,229.46 | $3,229.46 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,014.12 | $1,014.12 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $888.47 | $888.47 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $17,584.49 | $17,584.49 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $640,606 | $859,253 | -25.4% |
| Assessed Value | $640,606 | $859,253 | -25.4% |
| Land Value | $65,336 | $50,962 | +28.2% |
| Improvement Value | $575,270 | $808,291 | -28.8% |
| Taxable Value | $640,606 | $859,253 | -25.4% |
| Total Tax 2026 = estimate |
~$13,110
Estimated
|
~$17,584
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $640,606 | $640,606 | +0 (+0.0%) |
| Taxable Value | $640,606 | $640,606 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $640,606 | $65,336 | $575,270 | — | $640,606 | $640,606 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $859,253 | $50,962 | $808,291 | — | $859,253 | $859,253 | ~$17,584 | Partial |
| 2024 | $926,284 | — | — | −$875,322 | $50,962 | $— | $18,135 | Verified |
| 2023 | $158,855 | — | — | −$107,893 | $50,962 | $— | $16,759 | Verified |
| 2022 | $— | — | — | — | $37,120 | $— | $3,137 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -25.4% | -25.4% | ~100% | Not available | Partial |
| 2025 | -6.1% | -6.1% | ~100% | Not available | Partial |
| 2024 | -1.2% | -1.2% | ~100% | 1.9800% | Verified |
| 2023 | +483.1% ! | +483.1% | ~100% | 1.8100% | Verified |
| 2022 | base year | — | ~100% | 1.9700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +440.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -25.4% | +150.2% | +148.4% | +483.1% | 2024 | -25.4% | 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 |
$17,584 | $17,493 | ~$22,420 | $18,135 | 2024 | $16,759 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,998,394 | ~$945,178 | ~2.0139% | ~$19,035 | +132.6% |
| 2027 | ~$4,647,734 | ~$1,039,696 | ~1.9814% | ~$20,600 | +440.9% |
| 2028 | ~$10,809,393 | ~$1,143,666 | ~1.9488% | ~$22,288 | +1158.0% |
| 2029 | ~$25,139,775 | ~$1,258,032 | ~1.9163% | ~$24,108 | +2825.8% |
| 2030 | ~$58,468,436 | ~$1,383,836 | ~1.8837% | ~$26,068 | +6704.6% |
| 2026 | ~$1,981,209 | ~$945,178 | ~2.0465% | ~$19,343 | +130.6% |
| 2027 | ~$4,568,142 | ~$1,039,696 | ~2.0465% | ~$21,277 | +431.6% |
| 2028 | ~$10,532,920 | ~$1,143,666 | ~2.0465% | ~$23,405 | +1125.8% |
| 2029 | ~$24,286,115 | ~$1,258,032 | ~2.0465% | ~$25,745 | +2726.4% |
| 2030 | ~$55,997,326 | ~$1,383,836 | ~2.0465% | ~$28,320 | +6417.0% |
| 2026 | ~$2,015,579 | ~$945,178 | ~1.9977% | ~$18,881 | +134.6% |
| 2027 | ~$4,728,013 | ~$1,039,696 | ~1.9488% | ~$20,262 | +450.2% |
| 2028 | ~$11,090,662 | ~$1,143,666 | ~1.9000% | ~$21,730 | +1190.7% |
| 2029 | ~$26,015,746 | ~$1,258,032 | ~1.8512% | ~$23,289 | +2927.7% |
| 2030 | ~$61,026,025 | ~$1,383,836 | ~1.8024% | ~$24,942 | +7002.2% |
In 2025, this property's market value of $859,253 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -39% 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 | $859,253 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $926,284 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $158,855 | $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.