48 EAST AVE 3201 78701
| Owner | MIRADOR DEL ORO LLC |
|---|---|
| Parcel ID | 0203033040 |
| Short ID | 958748 |
| Type | Real |
| Use Code | 22 Hi-Rise Condo / Apartment |
| Valuation | Income |
| Improvement SF | 1,299 SF |
| Land SF | 108 SF |
| Acres | 0.002 |
| Year Built | 2021 |
| Legal | 48 EAST CONDOMINIUMS UNT 3201 0.6042%INT IN COMMON AREA |
| Neighborhood | CBDR_C |
| Land | $74,044 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $74,044 |
| Improvement | $827,956 |
|---|---|
| Total Improvement | $827,956 |
| Market | $902,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $902,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $902,000 |
| Taxable Value | $902,000 |
|---|
Appreciation: Market value has risen +290.9% from $230,723 (2023) to $902,000 (2025), a CAGR of 97.7% 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 $18,459. 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 ($74,044 land vs $827,956 improvements), about $686/SF of land. Most value sits in the improvements, so building condition, age (~5 yrs), and rent roll drive the underwriting.
Submarket Position: At $902,000, 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 +97.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $27,258,105 by 2030, with an estimated annual tax burden around $27,365. 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 | 1,299 SF | ✓ |
Market value changed by 484% 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% | $8,345.30 | $8,345.30 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $4,726.63 | $4,726.63 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,390.12 | $3,390.12 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,064.57 | $1,064.57 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $932.67 | $932.67 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $18,459.29 | $18,459.29 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $902,000 | $902,000 | +0.0% |
| Assessed Value | $902,000 | $902,000 | +0.0% |
| Land Value | $94,929 | $74,044 | +28.2% |
| Improvement Value | $807,071 | $827,956 | -2.5% |
| Taxable Value | $902,000 | $902,000 | +0.0% |
| Total Tax 2026 = estimate |
~$18,459
Estimated
|
~$18,459
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,156,893 | $902,000 | -254,893 (-22.0%) |
| Taxable Value | $1,156,893 | $902,000 | -254,893 (-22.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $902,000 | $94,929 | $807,071 | — | $902,000 | $902,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $902,000 | $74,044 | $827,956 | — | $902,000 | $902,000 | ~$18,459 | Partial |
| 2024 | $1,347,331 | — | — | −$1,273,287 | $74,044 | $— | $26,379 | Verified |
| 2023 | $230,723 | — | — | −$156,679 | $74,044 | $— | $24,377 | Verified |
| 2022 | $— | — | — | — | $53,915 | $— | $4,557 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +28.3% | +28.3% | ~100% | Not available | Partial |
| 2025 | -32.2% | -32.2% | ~100% | Not available | Partial |
| 2024 | -1.2% | -1.2% | ~100% | 1.9800% | Verified |
| 2023 | +484.0% ! | +484.0% | ~100% | 1.8100% | Verified |
| 2022 | base year | — | ~100% | 1.9700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +290.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +150.3% | +97.7% | +484.0% | 2024 | -33.1% | 2025 |
| 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 |
$18,459 | $23,071 | ~$23,535 | $26,379 | 2024 | $18,459 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,783,464 | ~$992,200 | ~2.0139% | ~$19,982 | +97.7% |
| 2027 | ~$3,526,324 | ~$1,091,420 | ~1.9814% | ~$21,625 | +290.9% |
| 2028 | ~$6,972,363 | ~$1,200,562 | ~1.9488% | ~$23,397 | +673.0% |
| 2029 | ~$13,785,986 | ~$1,320,618 | ~1.9163% | ~$25,307 | +1428.4% |
| 2030 | ~$27,258,105 | ~$1,452,680 | ~1.8837% | ~$27,365 | +2922.0% |
| 2026 | ~$1,765,424 | ~$992,200 | ~2.0465% | ~$20,305 | +95.7% |
| 2027 | ~$3,455,346 | ~$1,091,420 | ~2.0465% | ~$22,336 | +283.1% |
| 2028 | ~$6,762,917 | ~$1,200,562 | ~2.0465% | ~$24,569 | +649.8% |
| 2029 | ~$13,236,603 | ~$1,320,618 | ~2.0465% | ~$27,026 | +1367.5% |
| 2030 | ~$25,907,115 | ~$1,452,680 | ~2.0465% | ~$29,729 | +2772.2% |
| 2026 | ~$1,801,504 | ~$992,200 | ~1.9977% | ~$19,821 | +99.7% |
| 2027 | ~$3,598,023 | ~$1,091,420 | ~1.9488% | ~$21,270 | +298.9% |
| 2028 | ~$7,186,090 | ~$1,200,562 | ~1.9000% | ~$22,811 | +696.7% |
| 2029 | ~$14,352,295 | ~$1,320,618 | ~1.8512% | ~$24,447 | +1491.2% |
| 2030 | ~$28,664,876 | ~$1,452,680 | ~1.8024% | ~$26,183 | +3077.9% |
In 2025, this property's market value of $902,000 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -36% 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 | $902,000 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $1,347,331 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $230,723 | $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.