48 EAST AVE 1 78701
| Owner | 48 EAST COMMON AREA LLC |
|---|---|
| Parcel ID | 0203033050 |
| Short ID | 958758 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | — |
| Land SF | 22 SF |
| Acres | 0.001 |
| Year Built | — |
| Legal | 48 EAST CONDOMINIUMS UNT COMMERCIAL UNIT 1 0.7029%INT IN COMMON AREA |
| Neighborhood | CBDR_C |
| Land | $11,020 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $11,020 |
| Improvement | $311,844 |
|---|---|
| Total Improvement | $311,844 |
| Market | $322,864 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $322,864 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $322,864 |
| Taxable Value | $322,864 |
|---|
Appreciation: Market value has risen +17.0% from $276,049 (2023) to $322,864 (2025), a CAGR of 8.1% over 2 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2025→2026), 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 $6,607. 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 3% of market value ($11,020 land vs $311,844 improvements), about $501/SF of land. Most value sits in the improvements, so building condition, age, and rent roll drive the underwriting.
Submarket Position: At $322,864, 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 +8.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $477,643 by 2030, with an estimated annual tax burden around $8,998. 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 |
|---|---|---|---|
| ADDL | Additional Floor | 940 SF | ✓ |
Market value changed by 122% in 2024, 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% | $2,987.14 | $2,987.14 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $1,691.86 | $1,691.86 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,213.47 | $1,213.47 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $381.05 | $381.05 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $333.84 | $333.84 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $6,607.36 | $6,607.36 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $764,257 | $322,864 | +136.7% |
| Assessed Value | $387,437 | $322,864 | +20.0% |
| Land Value | $19,285 | $11,020 | +75.0% |
| Improvement Value | $744,972 | $311,844 | +138.9% |
| Taxable Value | $387,437 | $322,864 | +20.0% |
| HS Cap Loss | -$376,820 | — | |
| Total Tax 2026 = estimate |
~$7,929
Estimated
|
~$6,607
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $764,257 | $764,257 | +0 (+0.0%) |
| Taxable Value | $387,437 | $387,437 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $764,257 | $19,285 | $744,972 | −$376,820 | $387,437 | $387,437 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $322,864 | $11,020 | $311,844 | — | $322,864 | $322,864 | ~$6,607 | Partial |
| 2024 | $322,864 | — | — | −$311,844 | $11,020 | $— | $7,438 | Verified |
| 2023 | $276,049 | — | — | −$265,029 | $11,020 | $— | $5,841 | Verified |
| 2022 | $— | — | — | — | $62,720 | $— | $5,452 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +136.7% ! | +20.0% | 50.7% | Not available | Partial |
| 2025 | -55.0% | -55.0% | ~100% | Not available | Partial |
| 2024 | +122.2% ! | +122.2% | ~100% | 1.0400% | Verified |
| 2023 | +17.0% | +17.0% | ~100% | 1.8100% | Verified |
| 2022 | base year | — | ~100% | 1.9700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +17.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +136.7% | +51.2% | -4.3% | +136.7% | 2026 | +0.0% | 2025 |
| Assessment Ratio | 50.7% | 39.5% | — | 100.0% | 2025 | 3.4% | 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 |
$6,607 | $6,629 | ~$7,987 | $7,438 | 2024 | $5,841 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$349,170 | ~$349,170 | ~2.0139% | ~$7,032 | +8.1% |
| 2027 | ~$377,618 | ~$377,618 | ~1.9814% | ~$7,482 | +17.0% |
| 2028 | ~$408,385 | ~$408,385 | ~1.9488% | ~$7,959 | +26.5% |
| 2029 | ~$441,658 | ~$441,658 | ~1.9163% | ~$8,463 | +36.8% |
| 2030 | ~$477,643 | ~$477,643 | ~1.8837% | ~$8,998 | +47.9% |
| 2026 | ~$342,712 | ~$342,712 | ~2.0465% | ~$7,014 | +6.1% |
| 2027 | ~$363,781 | ~$363,781 | ~2.0465% | ~$7,445 | +12.7% |
| 2028 | ~$386,144 | ~$386,144 | ~2.0465% | ~$7,902 | +19.6% |
| 2029 | ~$409,883 | ~$409,883 | ~2.0465% | ~$8,388 | +27.0% |
| 2030 | ~$435,081 | ~$435,081 | ~2.0465% | ~$8,904 | +34.8% |
| 2026 | ~$355,627 | ~$355,627 | ~1.9977% | ~$7,104 | +10.1% |
| 2027 | ~$391,714 | ~$391,714 | ~1.9488% | ~$7,634 | +21.3% |
| 2028 | ~$431,464 | ~$431,464 | ~1.9000% | ~$8,198 | +33.6% |
| 2029 | ~$475,247 | ~$475,247 | ~1.8512% | ~$8,798 | +47.2% |
| 2030 | ~$523,473 | ~$523,473 | ~1.8024% | ~$9,435 | +62.1% |
In 2025, this property's market value of $322,864 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -77% 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 | $322,864 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $322,864 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $276,049 | $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.