520 LIGHTSEY RD TX 78704
| Owner | YOUNG GLENDA L |
|---|---|
| Parcel ID | 0407030818 |
| Short ID | 309843 |
| Type | Real |
| Use Code | 05 Apartment 5–25 Units |
| Valuation | Income |
| Improvement SF | 4,680 SF |
| Land SF | 13,161 SF |
| Acres | 0.302 |
| Year Built | 1966 |
| Legal | LOT 10 BLK 3 BRINWOOD SEC 4 |
| Neighborhood | 05SC1 |
| Land | $1,579,320 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,579,320 |
| Improvement | $53,646 |
|---|---|
| Total Improvement | $53,646 |
| Market | $1,632,966 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,632,966 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,632,966 |
| Taxable Value | $1,632,966 |
|---|
Appreciation: Market value has risen +76.1% from $927,397 (2021) to $1,632,966 (2025), a CAGR of 15.2% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2023→2024), 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 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 $33,418. 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 97% of market value ($1,579,320 land vs $53,646 improvements), about $120/SF of land. With value concentrated in the land under a ~60-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 $1,632,966, this parcel sits in the top quartile (≥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 +15.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,312,199 by 2030, with an estimated annual tax burden around $49,541. 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.
12 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 3,120 SF | ✓ |
| 551 | PAVED AREA | 2,862 SF | ✗ |
| 2ND | 2nd Floor | 1,560 SF | ✓ |
| 011C | PORCH OPEN 1ST COMM | 416 SF | ✗ |
| 591 | MASONRY TRIM SF | 400 SF | ✗ |
| 012C | PORCH OPEN 2 COMM | 208 SF | ✗ |
| 581C | STORAGE ATT COMM | 192 SF | ✓ |
| 611 | TERRACE | 140 SF | ✗ |
| 505 | BALCONY | 84 SF | ✓ |
| 132 | PLBG 5-FIXT AVG | 1 SF | ✓ |
| 192 | WATER HTR AVG | 1 SF | ✓ |
| 413 | STAIRWAY EXT | 1 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% | $15,108.20 | $15,108.20 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $8,557.02 | $8,557.02 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $6,137.42 | $6,137.42 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,927.28 | $1,927.28 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,688.49 | $1,688.49 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $33,418.41 | $33,418.41 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,634,880 | $1,632,966 | +0.1% |
| Assessed Value | $1,634,880 | $1,632,966 | +0.1% |
| Land Value | $1,579,320 | $1,579,320 | +0.0% |
| Improvement Value | $55,560 | $53,646 | +3.6% |
| Taxable Value | $1,634,880 | $1,632,966 | +0.1% |
| Total Tax 2026 = estimate |
~$33,458
Estimated
|
~$33,418
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,634,880 | $1,634,880 | +0 (+0.0%) |
| Taxable Value | $1,634,880 | $1,634,880 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,634,880 | $1,579,320 | $55,560 | — | $1,634,880 | $1,634,880 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,632,966 | $1,579,320 | $53,646 | — | $1,632,966 | $1,632,966 | ~$33,418 | Partial |
| 2024 | $1,642,120 | — | — | −$62,800 | $1,579,320 | $— | $32,924 | Verified |
| 2023 | $918,265 | — | — | — | $1,579,320 ! | $— | $29,710 | Verified |
| 2022 | $915,294 | — | — | −$59,829 | $855,465 | $— | $18,135 | Verified |
| 2021 | $927,397 | — | — | −$71,932 | $855,465 | $— | $19,923 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.1% | +0.1% | ~100% | Not available | Partial |
| 2025 | -1.7% | -1.7% | ~100% | Not available | Partial |
| 2024 | +1.2% | +1.2% | ~100% | 1.9800% | Verified |
| 2023 | +64.7% | +64.7% | ~100% | 1.8100% | Verified |
| 2022 | +8.9% | +8.9% | ~100% | 1.8200% | Verified |
| 2021 | base year | — | ~100% | 2.1500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +78.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.1% | +15.5% | +15.2% | +78.8% | 2024 | -1.3% | 2022 |
| Assessment Ratio | 100.0% | 109.0% | — | 172.0% | 2023 | 92.2% | 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 |
$33,418 | $26,822 | ~$42,608 | $33,418 | 2025 | $18,135 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,881,070 | ~$1,796,263 | ~2.0139% | ~$36,176 | +15.2% |
| 2027 | ~$2,166,870 | ~$1,975,889 | ~1.9814% | ~$39,150 | +32.7% |
| 2028 | ~$2,496,093 | ~$2,173,478 | ~1.9488% | ~$42,358 | +52.9% |
| 2029 | ~$2,875,336 | ~$2,390,826 | ~1.9163% | ~$45,815 | +76.1% |
| 2030 | ~$3,312,199 | ~$2,629,908 | ~1.8837% | ~$49,541 | +102.8% |
| 2026 | ~$1,848,411 | ~$1,796,263 | ~2.0465% | ~$36,760 | +13.2% |
| 2027 | ~$2,092,280 | ~$1,975,889 | ~2.0465% | ~$40,436 | +28.1% |
| 2028 | ~$2,368,325 | ~$2,173,478 | ~2.0465% | ~$44,480 | +45.0% |
| 2029 | ~$2,680,789 | ~$2,390,826 | ~2.0465% | ~$48,928 | +64.2% |
| 2030 | ~$3,034,478 | ~$2,629,908 | ~2.0465% | ~$53,821 | +85.8% |
| 2026 | ~$1,913,730 | ~$1,796,263 | ~1.9977% | ~$35,883 | +17.2% |
| 2027 | ~$2,242,766 | ~$1,975,889 | ~1.9488% | ~$38,507 | +37.3% |
| 2028 | ~$2,628,375 | ~$2,173,478 | ~1.9000% | ~$41,296 | +61.0% |
| 2029 | ~$3,080,284 | ~$2,390,826 | ~1.8512% | ~$44,259 | +88.6% |
| 2030 | ~$3,609,892 | ~$2,629,908 | ~1.8024% | ~$47,401 | +121.1% |
In 2025, this property's market value of $1,632,966 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 3× 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 | $1,632,966 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,642,120 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $918,265 | $503,905 | $617,035 | $919,932 | ↑ Above median | +0.9% |
| 2022 | $915,294 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $927,397 | $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.