5706 COUGAR DR TX 78745
| Owner | 5704 COUGAR LLC |
|---|---|
| Parcel ID | 0415120672 |
| Short ID | 323277 |
| Type | Real |
| Use Code | 04 Fourplex |
| Valuation | Income |
| Improvement SF | 3,120 SF |
| Land SF | 9,097 SF |
| Acres | 0.209 |
| Year Built | 1982 |
| Legal | LOT 10 BLK B HEATHERWOOD |
| Neighborhood | J2005 |
| Land | $260,139 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $260,139 |
| Improvement | $421,359 |
|---|---|
| Total Improvement | $421,359 |
| Market | $681,498 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $681,498 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $681,498 |
| Taxable Value | $681,498 |
|---|
Appreciation: Market value has risen +42.0% from $480,000 (2021) to $681,498 (2025), a CAGR of 9.2% 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 $13,947. 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 ($260,139 land vs $421,359 improvements), about $29/SF of land. Most value sits in the improvements, so building condition, age (~44 yrs), and rent roll drive the underwriting.
Submarket Position: At $681,498, 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 +5.2% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $798,252 by 2031, with an estimated annual tax burden around $15,037. 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.
13 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 | ✗ |
| 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% | $6,015.18 | $6,015.18 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,406.89 | $3,406.89 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,443.55 | $2,443.55 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $767.33 | $767.33 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $672.25 | $672.25 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $13,305.20 | $13,305.20 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IAU Austin ISD | 0.9252% | $6,015.18 | 45.2% |
| CAT City of Austin | 0.5240% | $3,406.89 | 25.6% |
| TCO Travis County | 0.3758% | $2,443.55 | 18.4% |
| THD Travis Central Health | 0.1180% | $767.33 | 5.8% |
| ACT Austin Community College | 0.1034% | $672.25 | 5.1% |
| Total | 2.0465% | $13,305.20 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $619,000 | $681,498 | -9.2% |
| Assessed Value | $619,000 | $681,498 | -9.2% |
| Land Value | $208,111 | $260,139 | -20.0% |
| Improvement Value | $410,889 | $421,359 | -2.5% |
| Taxable Value | $619,000 | $681,498 | -9.2% |
| Total Tax 2026 = estimate |
~$12,668
Estimated
|
~$13,305
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $619,000 | $208,111 | $410,889 | — | $619,000 | $619,000 | Not yet — post-cert | Preliminary |
| 2025 | $681,498 | $260,139 | $421,359 | — | $681,498 | $681,498 | ~$13,305 | Partial |
| 2024 | $751,959 | $275,000 | $476,959 | −$1,773 | $750,186 | $750,186 | $14,867 | Verified |
| 2023 | $716,031 | $275,000 | $441,031 | — | $716,031 | $716,031 | $11,393 | Verified |
| 2022 | $662,264 | $275,000 | $387,264 | — | $662,264 | $662,264 | $13,079 | Verified |
| 2021 | $480,000 | $125,000 | $355,000 | — | $480,000 | $480,000 | $10,448 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -9.2% | -9.2% | ~100% | Not available | Partial |
| 2025 | -9.4% | -9.2% | ~100% | Not available | Partial |
| 2024 | +5.0% | +4.8% | ~100% | No billing data | Verified |
| 2023 | +8.1% | +8.1% | ~100% | No billing data | Verified |
| 2022 | +38.0% | +38.0% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +42.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -9.2% | +6.5% | +5.2% | +38.0% | 2022 | -9.4% | 2025 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 99.8% | 2024 |
| 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 |
$13,305 | $12,619 | ~$14,064 | $14,867 | 2024 | $10,448 | 2021 |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$651,299 | ~$651,299 | ~2.0139% | ~$13,117 | +5.2% |
| 2028 | ~$685,284 | ~$685,284 | ~1.9814% | ~$13,578 | +10.7% |
| 2029 | ~$721,042 | ~$721,042 | ~1.9488% | ~$14,052 | +16.5% |
| 2030 | ~$758,665 | ~$758,665 | ~1.9163% | ~$14,538 | +22.6% |
| 2031 | ~$798,252 | ~$798,252 | ~1.8837% | ~$15,037 | +29.0% |
| 2027 | ~$638,919 | ~$638,919 | ~2.0465% | ~$13,075 | +3.2% |
| 2028 | ~$659,479 | ~$659,479 | ~2.0465% | ~$13,496 | +6.5% |
| 2029 | ~$680,701 | ~$680,701 | ~2.0465% | ~$13,930 | +10.0% |
| 2030 | ~$702,606 | ~$702,606 | ~2.0465% | ~$14,379 | +13.5% |
| 2031 | ~$725,215 | ~$725,215 | ~2.0465% | ~$14,841 | +17.2% |
| 2027 | ~$663,679 | ~$663,679 | ~1.9977% | ~$13,258 | +7.2% |
| 2028 | ~$711,583 | ~$711,583 | ~1.9488% | ~$13,868 | +15.0% |
| 2029 | ~$762,945 | ~$762,945 | ~1.9000% | ~$14,496 | +23.3% |
| 2030 | ~$818,014 | ~$818,014 | ~1.8512% | ~$15,143 | +32.2% |
| 2031 | ~$877,058 | ~$877,058 | ~1.8024% | ~$15,808 | +41.7% |
In 2025, this property's market value of $681,498 places it in the 50th–75th percentile for Multi-Family properties in Travis County (12570 comparable) — +31% 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 | $681,498 | $438,150 | $519,086 | $747,031 | ↑ Above median | -7.5% |
| 2024 | $751,959 | $467,312 | $564,206 | $847,583 | ↑ Above median | -6.3% |
| 2023 | $716,031 | $503,694 | $616,727 | $918,308 | ↑ Above median | +0.9% |
| 2022 | $662,264 | $506,269 | $614,560 | $904,074 | ↑ Above median | +39.0% |
| 2021 | $480,000 | $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 | — |