48 EAST AVE 3209 78701
| Owner | THE KITAEN LIVING TRUST |
|---|---|
| Parcel ID | 0203033048 |
| Short ID | 958756 |
| 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 3209 0.4520%INT IN COMMON AREA |
| Neighborhood | CBDR_C |
| Land | $55,385 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $55,385 |
| Improvement | $888,850 |
|---|---|
| Total Improvement | $888,850 |
| Market | $944,235 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $944,235 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $944,235 |
| Taxable Value | $944,235 |
|---|
Appreciation: Market value has risen +447.0% from $172,605 (2023) to $944,235 (2025), a CAGR of 133.9% 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 $19,324. 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 ($55,385 land vs $888,850 improvements), about $684/SF of land. Most value sits in the improvements, so building condition, age (~5 yrs), and rent roll drive the underwriting.
Submarket Position: At $944,235, 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 +133.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $66,091,697 by 2030, with an estimated annual tax burden around $28,646. 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 490% 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% | $8,736.06 | $8,736.06 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $4,947.95 | $4,947.95 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,548.86 | $3,548.86 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,114.41 | $1,114.41 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $976.34 | $976.34 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $19,323.62 | $19,323.62 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $774,711 | $944,235 | -18.0% |
| Assessed Value | $774,711 | $944,235 | -18.0% |
| Land Value | $71,006 | $55,385 | +28.2% |
| Improvement Value | $703,705 | $888,850 | -20.8% |
| Taxable Value | $774,711 | $944,235 | -18.0% |
| Total Tax 2026 = estimate |
~$15,854
Estimated
|
~$19,324
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $774,711 | $774,711 | +0 (+0.0%) |
| Taxable Value | $774,711 | $774,711 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $774,711 | $71,006 | $703,705 | — | $774,711 | $774,711 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $944,235 | $55,385 | $888,850 | — | $944,235 | $944,235 | ~$19,324 | Partial |
| 2024 | $1,017,948 | — | — | −$962,563 | $55,385 | $— | $19,930 | Verified |
| 2023 | $172,605 | — | — | −$117,220 | $55,385 | $— | $18,417 | Verified |
| 2022 | $— | — | — | — | $40,335 | $— | $3,409 | 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 | +489.8% ! | +489.8% | ~100% | 1.8100% | Verified |
| 2022 | base year | — | ~100% | 1.9700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +447.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -18.0% | +154.9% | +144.1% | +489.8% | 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 |
$19,324 | $19,223 | ~$24,637 | $19,930 | 2024 | $18,417 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,208,480 | ~$1,038,659 | ~2.0139% | ~$20,918 | +133.9% |
| 2027 | ~$5,165,434 | ~$1,142,524 | ~1.9814% | ~$22,638 | +447.0% |
| 2028 | ~$12,081,481 | ~$1,256,777 | ~1.9488% | ~$24,493 | +1179.5% |
| 2029 | ~$28,257,487 | ~$1,382,454 | ~1.9163% | ~$26,492 | +2892.6% |
| 2030 | ~$66,091,697 | ~$1,520,700 | ~1.8837% | ~$28,646 | +6899.5% |
| 2026 | ~$2,189,595 | ~$1,038,659 | ~2.0465% | ~$21,256 | +131.9% |
| 2027 | ~$5,077,472 | ~$1,142,524 | ~2.0465% | ~$23,382 | +437.7% |
| 2028 | ~$11,774,198 | ~$1,256,777 | ~2.0465% | ~$25,720 | +1147.0% |
| 2029 | ~$27,303,295 | ~$1,382,454 | ~2.0465% | ~$28,292 | +2791.6% |
| 2030 | ~$63,313,862 | ~$1,520,700 | ~2.0465% | ~$31,121 | +6605.3% |
| 2026 | ~$2,227,365 | ~$1,038,659 | ~1.9977% | ~$20,749 | +135.9% |
| 2027 | ~$5,254,151 | ~$1,142,524 | ~1.9488% | ~$22,266 | +456.4% |
| 2028 | ~$12,394,065 | ~$1,256,777 | ~1.9000% | ~$23,879 | +1212.6% |
| 2029 | ~$29,236,474 | ~$1,382,454 | ~1.8512% | ~$25,592 | +2996.3% |
| 2030 | ~$68,966,186 | ~$1,520,700 | ~1.8024% | ~$27,409 | +7203.9% |
In 2025, this property's market value of $944,235 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 | $944,235 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $1,017,948 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $172,605 | $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.