5704 COUGAR DR TX 78745
| Owner | 5704 COUGAR LLC |
|---|---|
| Parcel ID | 0415120671 |
| Short ID | 323276 |
| Type | Real |
| Use Code | 04 Fourplex |
| Valuation | Income |
| Improvement SF | 3,120 SF |
| Land SF | 10,668 SF |
| Acres | 0.245 |
| Year Built | 1982 |
| Legal | LOT 9 BLK B HEATHERWOOD |
| Neighborhood | J2005 |
| Land | $264,586 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $264,586 |
| Improvement | $435,043 |
|---|---|
| Total Improvement | $435,043 |
| Market | $699,629 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $699,629 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $699,629 |
| Taxable Value | $699,629 |
|---|
Appreciation: Market value has risen +43.9% from $486,200 (2021) to $699,629 (2025), a CAGR of 9.5% 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 $14,318. 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 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 38% of market value ($264,586 land vs $435,043 improvements), about $25/SF of land. Most value sits in the improvements, so building condition, age (~44 yrs), and rent roll drive the underwriting.
Submarket Position: At $699,629, 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 +5.3% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $818,924 by 2031, with an estimated annual tax burden around $15,426. 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.
14 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 3,120 SF | ✗ |
| 551 | PAVED AREA | 2,700 SF | ✗ |
| 1ST | 1st Floor | 1,560 SF | ✓ |
| 2ND | 2nd Floor | 1,560 SF | ✓ |
| 612 | TERRACE UNCOVERD | 320 SF | ✗ |
| 571 | STORAGE DET | 320 SF | ✓ |
| 512 | DECK UNCOVRED | 160 SF | ✗ |
| SO | Sketch Only | 160 SF | ✗ |
| 581 | STORAGE ATT | 108 SF | ✓ |
| 012 | PORCH OPEN 2ND F | 92 SF | ✗ |
| 011 | PORCH OPEN 1ST F | 56 SF | ✗ |
| 251 | BATHROOM | 4 SF | ✓ |
| 522 | FIREPLACE | 4 SF | ✓ |
| 413 | STAIRWAY EXT | 1 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% | $6,175.21 | $6,175.21 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,497.53 | $3,497.53 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,508.56 | $2,508.56 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $787.74 | $787.74 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $690.14 | $690.14 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $13,659.18 | $13,659.18 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IAU Austin ISD | 0.9252% | $6,175.21 | 45.2% |
| CAT City of Austin | 0.5240% | $3,497.53 | 25.6% |
| TCO Travis County | 0.3758% | $2,508.56 | 18.4% |
| THD Travis Central Health | 0.1180% | $787.74 | 5.8% |
| ACT Austin Community College | 0.1034% | $690.14 | 5.1% |
| Total | 2.0465% | $13,659.18 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $631,000 | $699,629 | -9.8% |
| Assessed Value | $631,000 | $699,629 | -9.8% |
| Land Value | $211,669 | $264,586 | -20.0% |
| Improvement Value | $419,331 | $435,043 | -3.6% |
| Taxable Value | $631,000 | $699,629 | -9.8% |
| Total Tax 2026 = estimate |
~$12,913
Estimated
|
~$13,659
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $631,000 | $211,669 | $419,331 | — | $631,000 | $631,000 | Not yet — post-cert | Preliminary |
| 2025 | $699,629 | $264,586 | $435,043 | — | $699,629 | $699,629 | ~$13,659 | Partial |
| 2024 | $742,320 | $288,750 | $453,570 | — | $742,320 | $742,320 | $14,711 | Verified |
| 2023 | $729,781 | $288,750 | $441,031 | — | $729,781 | $729,781 | $11,612 | Verified |
| 2022 | $676,014 | $288,750 | $387,264 | — | $676,014 | $676,014 | $13,351 | Verified |
| 2021 | $486,200 | $131,250 | $354,950 | — | $486,200 | $486,200 | $10,583 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -9.8% | -9.8% | ~100% | Not available | Partial |
| 2025 | -5.8% | -5.8% | ~100% | Not available | Partial |
| 2024 | +1.7% | +1.7% | ~100% | No billing data | Verified |
| 2023 | +8.0% | +8.0% | ~100% | No billing data | Verified |
| 2022 | +39.0% | +39.0% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +43.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -9.8% | +6.6% | +5.4% | +39.0% | 2022 | -9.8% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 1.9500% | 1.9500% | — | 1.9500% | 2025 | 1.9500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$13,659 | $12,783 | ~$14,393 | $14,711 | 2024 | $10,583 | 2021 |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$664,771 | ~$664,771 | ~2.0139% | ~$13,388 | +5.4% |
| 2028 | ~$700,350 | ~$700,350 | ~1.9814% | ~$13,877 | +11.0% |
| 2029 | ~$737,833 | ~$737,833 | ~1.9488% | ~$14,379 | +16.9% |
| 2030 | ~$777,322 | ~$777,322 | ~1.9163% | ~$14,896 | +23.2% |
| 2031 | ~$818,924 | ~$818,924 | ~1.8837% | ~$15,426 | +29.8% |
| 2027 | ~$652,151 | ~$652,151 | ~2.0465% | ~$13,346 | +3.4% |
| 2028 | ~$674,012 | ~$674,012 | ~2.0465% | ~$13,794 | +6.8% |
| 2029 | ~$696,605 | ~$696,605 | ~2.0465% | ~$14,256 | +10.4% |
| 2030 | ~$719,955 | ~$719,955 | ~2.0465% | ~$14,734 | +14.1% |
| 2031 | ~$744,088 | ~$744,088 | ~2.0465% | ~$15,228 | +17.9% |
| 2027 | ~$677,391 | ~$677,391 | ~1.9977% | ~$13,532 | +7.4% |
| 2028 | ~$727,193 | ~$727,193 | ~1.9488% | ~$14,172 | +15.2% |
| 2029 | ~$780,657 | ~$780,657 | ~1.9000% | ~$14,833 | +23.7% |
| 2030 | ~$838,051 | ~$838,051 | ~1.8512% | ~$15,514 | +32.8% |
| 2031 | ~$899,664 | ~$899,664 | ~1.8024% | ~$16,215 | +42.6% |
In 2025, this property's market value of $699,629 places it in the 50th–75th percentile for Multi-Family properties in Travis County (12570 comparable) — +35% 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 | $699,629 | $438,150 | $519,086 | $747,031 | ↑ Above median | -7.5% |
| 2024 | $742,320 | $467,312 | $564,206 | $847,583 | ↑ Above median | -6.3% |
| 2023 | $729,781 | $503,694 | $616,727 | $918,308 | ↑ Above median | +0.9% |
| 2022 | $676,014 | $506,269 | $614,560 | $904,074 | ↑ Above median | +39.0% |
| 2021 | $486,200 | $353,349 | $436,046 | $657,886 | ↑ Above 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 | — |