48 EAST AVE 3009 78701
| Owner | LEAMAN MAX & DANA LEAMAN |
|---|---|
| Parcel ID | 0203033026 |
| Short ID | 958734 |
| 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 3009 0.4511%INT IN COMMON AREA |
| Neighborhood | CBDR_C |
| Land | $55,262 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $55,262 |
| Improvement | $625,258 |
|---|---|
| Total Improvement | $625,258 |
| Market | $680,520 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $680,520 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $680,520 |
| Taxable Value | $680,520 |
|---|
Appreciation: Market value has risen +295.1% from $172,261 (2023) to $680,520 (2025), a CAGR of 98.8% 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 $13,927. 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 8% of market value ($55,262 land vs $625,258 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 $680,520, 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 +98.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $21,109,392 by 2030, with an estimated annual tax burden around $20,646. 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 377% 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% | $6,296.17 | $6,296.17 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,566.04 | $3,566.04 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,557.70 | $2,557.70 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $803.17 | $803.17 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $703.66 | $703.66 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $13,926.74 | $13,926.74 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $630,000 | $680,520 | -7.4% |
| Assessed Value | $630,000 | $680,520 | -7.4% |
| Land Value | $70,849 | $55,262 | +28.2% |
| Improvement Value | $559,151 | $625,258 | -10.6% |
| Taxable Value | $630,000 | $680,520 | -7.4% |
| Total Tax 2026 = estimate |
~$12,893
Estimated
|
~$13,927
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $774,554 | $630,000 | -144,554 (-18.7%) |
| Taxable Value | $774,554 | $630,000 | -144,554 (-18.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $630,000 | $70,849 | $559,151 | — | $630,000 | $630,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $680,520 | $55,262 | $625,258 | — | $680,520 | $680,520 | ~$13,927 | Partial |
| 2024 | $822,192 | — | — | −$766,930 | $55,262 | $— | $15,072 | Verified |
| 2023 | $172,261 | — | — | −$116,999 | $55,262 | $— | $14,875 | Verified |
| 2022 | $— | — | — | — | $40,255 | $— | $3,402 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +13.8% | +13.8% | ~100% | Not available | Partial |
| 2025 | -10.5% | -10.5% | ~100% | Not available | Partial |
| 2024 | -7.5% | -7.5% | ~100% | 1.9800% | Verified |
| 2023 | +377.3% ! | +377.3% | ~100% | 1.8100% | Verified |
| 2022 | base year | — | ~100% | 1.9700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +295.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -7.4% | +117.6% | +101.9% | +377.3% | 2024 | -17.2% | 2025 |
| Assessment Ratio | 100.0% | 59.7% | — | 100.0% | 2025 | 6.7% | 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 |
$13,927 | $14,625 | ~$17,756 | $15,072 | 2024 | $13,927 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,352,595 | ~$748,572 | ~2.0139% | ~$15,076 | +98.8% |
| 2027 | ~$2,688,406 | ~$823,429 | ~1.9814% | ~$16,315 | +295.1% |
| 2028 | ~$5,343,450 | ~$905,772 | ~1.9488% | ~$17,652 | +685.2% |
| 2029 | ~$10,620,593 | ~$996,349 | ~1.9163% | ~$19,093 | +1460.7% |
| 2030 | ~$21,109,392 | ~$1,095,984 | ~1.8837% | ~$20,646 | +3002.0% |
| 2026 | ~$1,338,985 | ~$748,572 | ~2.0465% | ~$15,319 | +96.8% |
| 2027 | ~$2,634,574 | ~$823,429 | ~2.0465% | ~$16,851 | +287.1% |
| 2028 | ~$5,183,764 | ~$905,772 | ~2.0465% | ~$18,536 | +661.7% |
| 2029 | ~$10,199,526 | ~$996,349 | ~2.0465% | ~$20,390 | +1398.8% |
| 2030 | ~$20,068,492 | ~$1,095,984 | ~2.0465% | ~$22,429 | +2849.0% |
| 2026 | ~$1,366,206 | ~$748,572 | ~1.9977% | ~$14,954 | +100.8% |
| 2027 | ~$2,742,782 | ~$823,429 | ~1.9488% | ~$16,047 | +303.0% |
| 2028 | ~$5,506,383 | ~$905,772 | ~1.9000% | ~$17,210 | +709.1% |
| 2029 | ~$11,054,564 | ~$996,349 | ~1.8512% | ~$18,444 | +1524.4% |
| 2030 | ~$22,193,041 | ~$1,095,984 | ~1.8024% | ~$19,754 | +3161.2% |
In 2025, this property's market value of $680,520 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -52% 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 | $680,520 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $822,192 | $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.