109 E 48 1/2 ST TX 78751
| Owner | EMF TEXAS PROPERTIES LLC |
|---|---|
| Parcel ID | 0222071305 |
| Short ID | 220149 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 2,120 SF |
| Land SF | 8,854 SF |
| Acres | 0.203 |
| Year Built | 1961 |
| Legal | LOT 2 BLK 9 HEGMAN SUBD |
| Neighborhood | Z65005 |
| Land | $628,495 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $628,495 |
| Improvement | $46,621 |
|---|---|
| Total Improvement | $46,621 |
| Market | $675,116 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $675,116 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $675,116 |
| Taxable Value | $675,116 |
|---|
Appreciation: Market value has risen +18.2% from $571,300 (2021) to $675,116 (2025), a CAGR of 4.3% over 4 years. This represents moderate, steady growth. Most of this growth came in a single year (2022→2023), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend. Over the same span, the median Multi-Family parcel countywide rose +37.9%, so this parcel has lagged the broader multi-family 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 $13,816. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Asset Class: Multi-family residential. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 93% of market value ($628,495 land vs $46,621 improvements), about $71/SF of land. With value concentrated in the land under a ~65-year-old structure, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $675,116, this parcel sits in the upper-middle (50th–75th percentile) of Multi-Family property in Travis County — county median $519,778 (P25 $438,669 / P75 $749,859, n=12,584). Multi-Family here is the broad TCAD category — every multi-family 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 +4.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $831,804 by 2030, with an estimated annual tax burden around $15,669. 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.
7 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 2,120 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 2,120 SF | ✗ |
| 061 | CARPORT ATT 1ST | 902 SF | ✗ |
| 612 | TERRACE UNCOVERD | 270 SF | ✗ |
| SO | Sketch Only | 270 SF | ✗ |
| 011 | PORCH OPEN 1ST F | 208 SF | ✗ |
| 251 | BATHROOM | 4 SF | ✓ |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| 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% | $6,246.17 | $6,246.17 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,537.72 | $3,537.72 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,537.39 | $2,537.39 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $796.79 | $796.79 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $698.07 | $698.07 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $13,816.14 | $13,816.14 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $700,823 | $675,116 | +3.8% |
| Assessed Value | $700,823 | $675,116 | +3.8% |
| Land Value | $491,723 | $628,495 | -21.8% |
| Improvement Value | $209,100 | $46,621 | +348.5% |
| Taxable Value | $700,823 | $675,116 | +3.8% |
| Total Tax 2026 = estimate |
~$14,342
Estimated
|
~$13,816
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $910,212 | $700,823 | -209,389 (-23.0%) |
| Taxable Value | $810,139 | $700,823 | -109,316 (-13.5%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $700,823 | $491,723 | $209,100 | — | $700,823 | $700,823 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $675,116 | $628,495 | $46,621 | — | $675,116 | $675,116 | ~$13,816 | Partial |
| 2024 | $740,296 | — | — | −$135,296 | $605,000 | $— | $15,075 | Verified |
| 2023 | $798,055 | — | — | −$193,055 | $605,000 | $— | $13,394 | Verified |
| 2022 | $632,585 | — | — | −$27,585 | $605,000 | $— | $15,761 | Verified |
| 2021 | $571,300 | — | — | −$186,300 | $385,000 | $— | $13,769 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +34.8% | +20.0% | 89.0% | Not available | Partial |
| 2025 | -11.2% | -11.2% | ~100% | Not available | Partial |
| 2024 | +2.8% | +2.8% | ~100% | 1.9800% | Verified |
| 2023 | -7.2% | -7.2% | ~100% | 1.8100% | Verified |
| 2022 | +26.2% | +26.2% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.4100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +6.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +3.8% | +4.9% | +3.5% | +26.2% | 2023 | -8.8% | 2025 |
| Assessment Ratio | 100.0% | 86.8% | — | 100.0% | 2025 | 67.4% | 2021 |
| 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 |
$13,816 | $14,363 | ~$14,917 | $15,761 | 2022 | $13,394 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$703,893 | ~$703,893 | ~2.0139% | ~$14,176 | +4.3% |
| 2027 | ~$733,898 | ~$733,898 | ~1.9814% | ~$14,541 | +8.7% |
| 2028 | ~$765,181 | ~$765,181 | ~1.9488% | ~$14,912 | +13.3% |
| 2029 | ~$797,797 | ~$797,797 | ~1.9163% | ~$15,288 | +18.2% |
| 2030 | ~$831,804 | ~$831,804 | ~1.8837% | ~$15,669 | +23.2% |
| 2026 | ~$690,391 | ~$690,391 | ~2.0465% | ~$14,129 | +2.3% |
| 2027 | ~$706,012 | ~$706,012 | ~2.0465% | ~$14,448 | +4.6% |
| 2028 | ~$721,986 | ~$721,986 | ~2.0465% | ~$14,775 | +6.9% |
| 2029 | ~$738,322 | ~$738,322 | ~2.0465% | ~$15,110 | +9.4% |
| 2030 | ~$755,027 | ~$755,027 | ~2.0465% | ~$15,452 | +11.8% |
| 2026 | ~$717,396 | ~$717,396 | ~1.9977% | ~$14,331 | +6.3% |
| 2027 | ~$762,323 | ~$762,323 | ~1.9488% | ~$14,856 | +12.9% |
| 2028 | ~$810,065 | ~$810,065 | ~1.9000% | ~$15,391 | +20.0% |
| 2029 | ~$860,796 | ~$860,796 | ~1.8512% | ~$15,935 | +27.5% |
| 2030 | ~$914,704 | ~$914,704 | ~1.8024% | ~$16,486 | +35.5% |
In 2025, this property's market value of $675,116 places it in the 50th–75th percentile for Multi-Family properties in Travis County (12584 comparable) — +30% above the county median of $519,778. Multi-Family here is the broad TCAD category — every multi-family 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 | $675,116 | $438,669 | $519,778 | $749,859 | ↑ Above median | -7.5% |
| 2024 | $740,296 | $467,458 | $564,615 | $848,565 | ↑ Above median | -6.3% |
| 2023 | $798,055 | $503,905 | $617,035 | $919,932 | ↑ Above median | +0.9% |
| 2022 | $632,585 | $506,618 | $615,058 | $906,429 | ↑ Above median | +39.1% |
| 2021 | $571,300 | $300,453 | $376,850 | $539,896 | ↑ Top 25% | base yr |
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.