48 EAST AVE 3208 78701
| Owner | LUANCO HOLDINGS LLC |
|---|---|
| Parcel ID | 0203033047 |
| Short ID | 958755 |
| Type | Real |
| Use Code | 22 Hi-Rise Condo / Apartment |
| Valuation | Income |
| Improvement SF | 803 SF |
| Land SF | 67 SF |
| Acres | 0.002 |
| Year Built | 2021 |
| Legal | 48 EAST CONDOMINIUMS UNT 3208 0.3728%INT IN COMMON AREA |
| Neighborhood | CBDR_C |
| Land | $45,673 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $45,673 |
| Improvement | $520,280 |
|---|---|
| Total Improvement | $520,280 |
| Market | $565,953 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $565,953 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $565,953 |
| Taxable Value | $565,953 |
|---|
Appreciation: Market value has risen +297.6% from $142,358 (2023) to $565,953 (2025), a CAGR of 99.4% 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 $11,582. 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 ($45,673 land vs $520,280 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 $565,953, 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 +99.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $17,835,143 by 2030, with an estimated annual tax burden around $17,170. 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 | 803 SF | ✓ |
Market value changed by 485% 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% | $5,236.20 | $5,236.20 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $2,965.69 | $2,965.69 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,127.11 | $2,127.11 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $667.95 | $667.95 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $585.20 | $585.20 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $11,582.15 | $11,582.15 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $553,000 | $565,953 | -2.3% |
| Assessed Value | $553,000 | $565,953 | -2.3% |
| Land Value | $58,555 | $45,673 | +28.2% |
| Improvement Value | $494,445 | $520,280 | -5.0% |
| Taxable Value | $553,000 | $565,953 | -2.3% |
| Total Tax 2026 = estimate |
~$11,317
Estimated
|
~$11,582
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $575,848 | $553,000 | -22,848 (-4.0%) |
| Taxable Value | $575,848 | $553,000 | -22,848 (-4.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $553,000 | $58,555 | $494,445 | — | $553,000 | $553,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $565,953 | $45,673 | $520,280 | — | $565,953 | $565,953 | ~$11,582 | Partial |
| 2024 | $648,000 | — | — | −$602,327 | $45,673 | $— | $11,879 | Verified |
| 2023 | $142,358 | — | — | −$96,685 | $45,673 | $— | $11,724 | Verified |
| 2022 | $— | — | — | — | $33,265 | $— | $2,811 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +1.7% | +1.7% | ~100% | Not available | Partial |
| 2025 | -5.6% | -5.6% | ~100% | Not available | Partial |
| 2024 | -28.0% | -28.0% | ~100% | 1.9800% | Verified |
| 2023 | +485.0% ! | +485.0% | ~100% | 1.4100% | Verified |
| 2022 | base year | — | ~100% | 1.9700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +297.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -2.3% | +113.4% | +100.3% | +355.2% | 2024 | -12.7% | 2025 |
| Assessment Ratio | 100.0% | 59.8% | — | 100.0% | 2025 | 7.0% | 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 |
$11,582 | $11,728 | ~$14,767 | $11,879 | 2024 | $11,582 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,128,443 | ~$622,548 | ~2.0139% | ~$12,538 | +99.4% |
| 2027 | ~$2,249,981 | ~$684,803 | ~1.9814% | ~$13,569 | +297.6% |
| 2028 | ~$4,486,195 | ~$753,283 | ~1.9488% | ~$14,680 | +692.7% |
| 2029 | ~$8,944,938 | ~$828,612 | ~1.9163% | ~$15,879 | +1480.5% |
| 2030 | ~$17,835,143 | ~$911,473 | ~1.8837% | ~$17,170 | +3051.3% |
| 2026 | ~$1,117,124 | ~$622,548 | ~2.0465% | ~$12,740 | +97.4% |
| 2027 | ~$2,205,070 | ~$684,803 | ~2.0465% | ~$14,014 | +289.6% |
| 2028 | ~$4,352,545 | ~$753,283 | ~2.0465% | ~$15,416 | +669.1% |
| 2029 | ~$8,591,407 | ~$828,612 | ~2.0465% | ~$16,957 | +1418.0% |
| 2030 | ~$16,958,415 | ~$911,473 | ~2.0465% | ~$18,653 | +2896.4% |
| 2026 | ~$1,139,762 | ~$622,548 | ~1.9977% | ~$12,436 | +101.4% |
| 2027 | ~$2,295,345 | ~$684,803 | ~1.9488% | ~$13,346 | +305.6% |
| 2028 | ~$4,622,552 | ~$753,283 | ~1.9000% | ~$14,313 | +716.8% |
| 2029 | ~$9,309,270 | ~$828,612 | ~1.8512% | ~$15,339 | +1544.9% |
| 2030 | ~$18,747,762 | ~$911,473 | ~1.8024% | ~$16,428 | +3212.6% |
In 2025, this property's market value of $565,953 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -60% 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 | $565,953 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $648,000 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $142,358 | $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.