5311 INDIO DR TX 78745
| Owner | RIOS JOSE |
|---|---|
| Parcel ID | 0412130138 |
| Short ID | 510424 |
| Type | Real |
| Use Code | 04 Fourplex |
| Valuation | Income |
| Improvement SF | 4,384 SF |
| Land SF | 17,673 SF |
| Acres | 0.406 |
| Year Built | 1983 |
| Legal | LOT 13 BLK B CHERRY CREEK PHS V SEC 1 |
| Neighborhood | J1105 |
| Land | $451,153 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $451,153 |
| Improvement | $448,937 |
|---|---|
| Total Improvement | $448,937 |
| Market | $900,090 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $900,090 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $900,090 |
| Taxable Value | $900,090 |
|---|
Appreciation: Market value has risen +57.4% from $571,983 (2021) to $900,090 (2025), a CAGR of 12.0% over 4 years. This is strong appreciation — well above typical inflation. Growth has been fairly evenly spread across these years rather than concentrated in one jump. 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 $18,420. 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 50% of market value ($451,153 land vs $448,937 improvements), about $26/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $900,090, 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 +12.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,586,406 by 2030, with an estimated annual tax burden around $27,307. 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.
11 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 4,384 SF | ✗ |
| 551 | PAVED AREA | 2,850 SF | ✗ |
| 1ST | 1st Floor | 2,192 SF | ✓ |
| 2ND | 2nd Floor | 2,192 SF | ✓ |
| 512 | DECK UNCOVRED | 316 SF | ✗ |
| 011 | PORCH OPEN 1ST F | 124 SF | ✗ |
| 012 | PORCH OPEN 2ND F | 124 SF | ✗ |
| 581 | STORAGE ATT | 64 SF | ✓ |
| 251 | BATHROOM | 8 SF | ✓ |
| 522 | FIREPLACE | 4 SF | ✓ |
| 413 | STAIRWAY EXT | 2 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% | $8,327.63 | $8,327.63 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $4,716.62 | $4,716.62 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,382.94 | $3,382.94 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,062.31 | $1,062.31 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $930.69 | $930.69 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $18,420.19 | $18,420.19 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $640,943 | $900,090 | -28.8% |
| Assessed Value | $640,943 | $900,090 | -28.8% |
| Land Value | $366,562 | $451,153 | -18.7% |
| Improvement Value | $274,381 | $448,937 | -38.9% |
| Taxable Value | $640,943 | $900,090 | -28.8% |
| Total Tax 2026 = estimate |
~$13,117
Estimated
|
~$18,420
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $716,297 | $640,943 | -75,354 (-10.5%) |
| Taxable Value | $716,297 | $640,943 | -75,354 (-10.5%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $640,943 | $366,562 | $274,381 | — | $640,943 | $640,943 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $900,090 | $451,153 | $448,937 | — | $900,090 | $900,090 | ~$18,420 | Partial |
| 2024 | $1,042,704 | — | — | −$602,704 | $440,000 | $— | $18,650 | Verified |
| 2023 | $989,807 | — | — | −$549,807 | $440,000 | $— | $18,865 | Verified |
| 2022 | $737,241 | — | — | −$297,241 | $440,000 | $— | $19,548 | Verified |
| 2021 | $571,983 | — | — | −$351,983 | $220,000 | $— | $16,047 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -20.4% | -20.4% | ~100% | Not available | Partial |
| 2025 | -4.4% | -4.4% | ~100% | Not available | Partial |
| 2024 | -9.8% | -9.8% | ~100% | 1.9800% | Verified |
| 2023 | +5.3% | +5.3% | ~100% | 1.8100% | Verified |
| 2022 | +34.3% | +34.3% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.8100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +22.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -28.8% | +5.2% | +21.1% | +34.3% | 2023 | -28.8% | 2026 |
| Assessment Ratio | 100.0% | 64.1% | — | 100.0% | 2025 | 38.5% | 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 |
$18,420 | $18,306 | ~$23,485 | $19,548 | 2022 | $16,047 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,008,119 | ~$990,099 | ~2.0139% | ~$19,940 | +12.0% |
| 2027 | ~$1,129,113 | ~$1,089,109 | ~1.9814% | ~$21,579 | +25.4% |
| 2028 | ~$1,264,629 | ~$1,198,020 | ~1.9488% | ~$23,347 | +40.5% |
| 2029 | ~$1,416,409 | ~$1,317,822 | ~1.9163% | ~$25,253 | +57.4% |
| 2030 | ~$1,586,406 | ~$1,449,604 | ~1.8837% | ~$27,307 | +76.2% |
| 2026 | ~$990,117 | ~$990,099 | ~2.0465% | ~$20,262 | +10.0% |
| 2027 | ~$1,089,148 | ~$1,089,109 | ~2.0465% | ~$22,288 | +21.0% |
| 2028 | ~$1,198,085 | ~$1,198,020 | ~2.0465% | ~$24,517 | +33.1% |
| 2029 | ~$1,317,917 | ~$1,317,822 | ~2.0465% | ~$26,969 | +46.4% |
| 2030 | ~$1,449,734 | ~$1,449,604 | ~2.0465% | ~$29,666 | +61.1% |
| 2026 | ~$1,026,120 | ~$990,099 | ~1.9977% | ~$19,779 | +14.0% |
| 2027 | ~$1,169,798 | ~$1,089,109 | ~1.9488% | ~$21,225 | +30.0% |
| 2028 | ~$1,333,592 | ~$1,198,020 | ~1.9000% | ~$22,763 | +48.2% |
| 2029 | ~$1,520,322 | ~$1,317,822 | ~1.8512% | ~$24,395 | +68.9% |
| 2030 | ~$1,733,197 | ~$1,449,604 | ~1.8024% | ~$26,127 | +92.6% |
In 2025, this property's market value of $900,090 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +73% 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 | $900,090 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,042,704 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $989,807 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $737,241 | $506,618 | $615,058 | $906,429 | ↑ Above median | +39.1% |
| 2021 | $571,983 | $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.