5302 INDIO CIR TX 78745
| Owner | MCGILVRAY GINGER |
|---|---|
| Parcel ID | 0412150304 |
| Short ID | 510708 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 1,700 SF |
| Land SF | 15,514 SF |
| Acres | 0.356 |
| Year Built | 1977 |
| Legal | LOT 5 BLK A CHERRY CREEK PHS V SEC 1 |
| Neighborhood | J1105 |
| Land | $436,759 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $436,759 |
| Improvement | $158,789 |
|---|---|
| Total Improvement | $158,789 |
| Market | $595,548 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $595,548 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $595,548 |
| Taxable Value | $595,548 |
|---|
Appreciation: Market value has risen +36.9% from $435,153 (2021) to $595,548 (2025), a CAGR of 8.2% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→2022), 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 +19.0%, so this parcel has outpaced 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 $12,188. 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 73% of market value ($436,759 land vs $158,789 improvements), about $28/SF of land. With value concentrated in the land under a ~49-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 $595,548, this parcel sits in the upper-middle (50th–75th percentile) of Multi-Family property in Travis County — county median $519,086 (P25 $438,150 / P75 $747,031, n=12,570). 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 +0.9% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $475,966 by 2031, with an estimated annual tax burden around $8,966. 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 | 1,700 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,700 SF | ✗ |
| 061 | CARPORT ATT 1ST | 418 SF | ✗ |
| 613 | TERRACE COVERED | 180 SF | ✗ |
| 581 | STORAGE ATT | 114 SF | ✓ |
| 612 | TERRACE UNCOVERD | 99 SF | ✗ |
| 251 | BATHROOM | 2 SF | ✓ |
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.
| 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% | $5,510.01 | $5,510.01 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,120.77 | $3,120.77 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,238.34 | $2,238.34 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $702.88 | $702.88 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $615.80 | $615.80 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $12,187.80 | $12,187.80 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IAU Austin ISD | 0.9252% | $5,510.01 | 45.2% |
| CAT City of Austin | 0.5240% | $3,120.77 | 25.6% |
| TCO Travis County | 0.3758% | $2,238.34 | 18.4% |
| THD Travis Central Health | 0.1180% | $702.88 | 5.8% |
| ACT Austin Community College | 0.1034% | $615.80 | 5.1% |
| Total | 2.0465% | $12,187.80 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $455,102 | $595,548 | -23.6% |
| Assessed Value | $455,102 | $595,548 | -23.6% |
| Land Value | $354,866 | $436,759 | -18.8% |
| Improvement Value | $100,236 | $158,789 | -36.9% |
| Taxable Value | $455,102 | $595,548 | -23.6% |
| Total Tax 2026 = estimate |
~$9,314
Estimated
|
~$12,188
Partial
|
ⓘ |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $455,102 | $354,866 | $100,236 | — | $455,102 | $455,102 | Not yet — post-cert | Preliminary |
| 2025 | $595,548 | $436,759 | $158,789 | — | $595,548 | $595,548 | ~$12,188 | Partial |
| 2024 | $530,637 | $420,000 | $110,637 | — | $530,637 | $530,637 | $10,516 | Verified |
| 2023 | $587,963 | $420,000 | $167,963 | — | $587,963 | $587,963 | $10,638 | Verified |
| 2022 | $599,442 | $420,000 | $179,442 | — | $599,442 | $599,442 | $11,839 | Verified |
| 2021 | $435,153 | $210,000 | $225,153 | — | $435,153 | $435,153 | $9,471 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -23.6% | -23.6% | ~100% | Not available | Partial |
| 2025 | +12.2% | +12.2% | ~100% | Not available | Partial |
| 2024 | -9.7% | -9.7% | ~100% | No billing data | Verified |
| 2023 | -1.9% | -1.9% | ~100% | No billing data | Verified |
| 2022 | +37.8% | +37.8% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +36.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -23.6% | +3.0% | +0.9% | +37.8% | 2022 | -23.6% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 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 |
$12,188 | $10,930 | ~$9,109 | $12,188 | 2025 | $9,471 | 2021 |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$459,200 | ~$459,200 | ~2.0139% | ~$9,248 | +0.9% |
| 2028 | ~$463,335 | ~$463,335 | ~1.9814% | ~$9,180 | +1.8% |
| 2029 | ~$467,508 | ~$467,508 | ~1.9488% | ~$9,111 | +2.7% |
| 2030 | ~$471,718 | ~$471,718 | ~1.9163% | ~$9,039 | +3.7% |
| 2031 | ~$475,966 | ~$475,966 | ~1.8837% | ~$8,966 | +4.6% |
| 2027 | ~$450,098 | ~$450,098 | ~2.0465% | ~$9,211 | -1.1% |
| 2028 | ~$445,149 | ~$445,149 | ~2.0465% | ~$9,110 | -2.2% |
| 2029 | ~$440,255 | ~$440,255 | ~2.0465% | ~$9,010 | -3.3% |
| 2030 | ~$435,414 | ~$435,414 | ~2.0465% | ~$8,911 | -4.3% |
| 2031 | ~$430,627 | ~$430,627 | ~2.0465% | ~$8,813 | -5.4% |
| 2027 | ~$468,302 | ~$468,302 | ~1.9977% | ~$9,355 | +2.9% |
| 2028 | ~$481,885 | ~$481,885 | ~1.9488% | ~$9,391 | +5.9% |
| 2029 | ~$495,863 | ~$495,863 | ~1.9000% | ~$9,421 | +9.0% |
| 2030 | ~$510,245 | ~$510,245 | ~1.8512% | ~$9,446 | +12.1% |
| 2031 | ~$525,045 | ~$525,045 | ~1.8024% | ~$9,463 | +15.4% |
In 2025, this property's market value of $595,548 places it in the 50th–75th percentile for Multi-Family properties in Travis County (12570 comparable) — +15% above the county median of $519,086. 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 | $595,548 | $438,150 | $519,086 | $747,031 | ↑ Above median | -7.5% |
| 2024 | $530,637 | $467,312 | $564,206 | $847,583 | ↓ Below median | -6.3% |
| 2023 | $587,963 | $503,694 | $616,727 | $918,308 | ↓ Below median | +0.9% |
| 2022 | $599,442 | $506,269 | $614,560 | $904,074 | ↓ Below median | +39.0% |
| 2021 | $435,153 | $353,349 | $436,046 | $657,886 | ↓ Below median | base yr |
| Source | What it provides | Coverage for this parcel | Confidence |
|---|---|---|---|
| TCAD Certified Appraisal Roll ↗ | Market, assessed, and taxable value; land/improvement split; exemptions | 2025 | Certified |
| Texas Comptroller Annual Jurisdiction Roll (AJR) | Prior-year market and taxable value | 2021–2024 | Verified |
| TCAD Preliminary Export ↗ | First-look 2026 appraisal value, subject to change at certification | 2026 (exported June 9, 2026; certifies July 25, 2026) | Preliminary |
| Travis County Rates History ↗ | Adopted tax rate for each of this parcel's taxing entities | 1990–2025 | Verified |
| TaxCurOpenData | Current-year (2025) tax billing, by taxing entity | 2025 | Partial |
| PIR bulk billing export | Prior-year tax billing, Travis County Tax Office | 2021, 2022, 2023, 2024 | Verified |
| Satellite imagery (Esri World Imagery) | Aerial view of the parcel | Located by geocoding this parcel's address — may not resolve for every address | — |