5301 INDIO CIR TX 78745
| Owner | DURKIN MARK & LISA |
|---|---|
| Parcel ID | 0412150302 |
| Short ID | 510706 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 1,734 SF |
| Land SF | 12,052 SF |
| Acres | 0.277 |
| Year Built | 1979 |
| Legal | LOT 7 BLK A CHERRY CREEK PHS V SEC 1 |
| Neighborhood | J1105 |
| Land | $416,603 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $416,603 |
| Improvement | $99,505 |
|---|---|
| Total Improvement | $99,505 |
| Market | $516,108 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $516,108 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $516,108 |
| Taxable Value | $516,108 |
|---|
Appreciation: Market value has risen +50.8% from $342,342 (2021) to $516,108 (2025), a CAGR of 10.8% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2022→2023), 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 $10,562. 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 81% of market value ($416,603 land vs $99,505 improvements), about $35/SF of land. With value concentrated in the land under a ~47-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 $516,108, this parcel sits in the lower-middle (25th–50th 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 +10.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $862,166 by 2030, with an estimated annual tax burden around $15,658. 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.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,734 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,734 SF | ✗ |
| 061 | CARPORT ATT 1ST | 418 SF | ✗ |
| 612 | TERRACE UNCOVERD | 198 SF | ✗ |
| 581 | STORAGE ATT | 95 SF | ✓ |
| 251 | BATHROOM | 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% | $4,775.03 | $4,775.03 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $2,704.49 | $2,704.49 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,939.77 | $1,939.77 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $609.13 | $609.13 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $533.66 | $533.66 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $10,562.08 | $10,562.08 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $437,906 | $516,108 | -15.2% |
| Assessed Value | $437,906 | $516,108 | -15.2% |
| Land Value | $338,490 | $416,603 | -18.7% |
| Improvement Value | $99,416 | $99,505 | -0.1% |
| Taxable Value | $437,906 | $516,108 | -15.2% |
| Total Tax 2026 = estimate |
~$8,962
Estimated
|
~$10,562
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $437,906 | $437,906 | +0 (+0.0%) |
| Taxable Value | $437,906 | $437,906 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $437,906 | $338,490 | $99,416 | — | $437,906 | $437,906 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $516,108 | $416,603 | $99,505 | — | $516,108 | $516,108 | ~$10,562 | Partial |
| 2024 | $571,439 | — | — | −$171,439 | $400,000 | $— | $10,277 | Verified |
| 2023 | $550,700 | — | — | −$150,700 | $400,000 | $— | $10,339 | Verified |
| 2022 | $444,800 | — | — | −$44,800 | $400,000 | $— | $10,876 | Verified |
| 2021 | $342,342 | — | — | −$142,342 | $200,000 | $— | $9,682 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -15.2% | -15.2% | ~100% | Not available | Partial |
| 2025 | -0.5% | -0.5% | ~100% | Not available | Partial |
| 2024 | -9.2% | -9.2% | ~100% | 1.9800% | Verified |
| 2023 | +3.8% | +3.8% | ~100% | 1.8100% | Verified |
| 2022 | +19.3% | +19.3% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.8300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +11.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -15.2% | +6.5% | +14.8% | +29.9% | 2022 | -15.2% | 2026 |
| Assessment Ratio | 100.0% | 81.8% | — | 100.0% | 2025 | 58.4% | 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 |
$10,562 | $10,347 | ~$13,467 | $10,876 | 2022 | $9,682 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$571,888 | ~$567,719 | ~2.0139% | ~$11,434 | +10.8% |
| 2027 | ~$633,696 | ~$624,491 | ~1.9814% | ~$12,374 | +22.8% |
| 2028 | ~$702,184 | ~$686,940 | ~1.9488% | ~$13,387 | +36.1% |
| 2029 | ~$778,074 | ~$755,634 | ~1.9163% | ~$14,480 | +50.8% |
| 2030 | ~$862,166 | ~$831,197 | ~1.8837% | ~$15,658 | +67.1% |
| 2026 | ~$561,565 | ~$561,565 | ~2.0465% | ~$11,492 | +8.8% |
| 2027 | ~$611,027 | ~$611,027 | ~2.0465% | ~$12,505 | +18.4% |
| 2028 | ~$664,844 | ~$664,844 | ~2.0465% | ~$13,606 | +28.8% |
| 2029 | ~$723,402 | ~$723,402 | ~2.0465% | ~$14,804 | +40.2% |
| 2030 | ~$787,117 | ~$787,117 | ~2.0465% | ~$16,108 | +52.5% |
| 2026 | ~$582,210 | ~$567,719 | ~1.9977% | ~$11,341 | +12.8% |
| 2027 | ~$656,778 | ~$624,491 | ~1.9488% | ~$12,170 | +27.3% |
| 2028 | ~$740,896 | ~$686,940 | ~1.9000% | ~$13,052 | +43.6% |
| 2029 | ~$835,788 | ~$755,634 | ~1.8512% | ~$13,988 | +61.9% |
| 2030 | ~$942,834 | ~$831,197 | ~1.8024% | ~$14,981 | +82.7% |
In 2025, this property's market value of $516,108 places it in the 25th–50th percentile for Multi-Family properties in Travis County (12584 comparable) — -1% below 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 | $516,108 | $438,669 | $519,778 | $749,859 | ↓ Below median | -7.5% |
| 2024 | $571,439 | $467,458 | $564,615 | $848,565 | ↑ Above median | -6.3% |
| 2023 | $550,700 | $503,905 | $617,035 | $919,932 | ↓ Below median | +0.9% |
| 2022 | $444,800 | $506,618 | $615,058 | $906,429 | ↓ Bottom 25% | +39.1% |
| 2021 | $342,342 | $300,453 | $376,850 | $539,896 | ↓ Below median | 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.