5302 INDIO CIR TX 78745
| Owner | MCGILVRAY GINGER |
|---|---|
| Parcel ID | 0412150304 |
| Short ID | 510708 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 1,700 SF |
| Land SF | 15,514 SF |
| Acres | 0.356 |
| Year Built | 1977 |
| Legal | LOT 5 BLK A CHERRY CREEK PHS V SEC 1 |
| Neighborhood | J1105 |
| Land | $436,759 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $436,759 |
| Improvement | $158,789 |
|---|---|
| Total Improvement | $158,789 |
| Market | $595,548 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $595,548 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $595,548 |
| Taxable Value | $595,548 |
|---|
Appreciation: Market value has risen +76.1% from $338,100 (2021) to $595,548 (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 (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 $12,188. 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 73% of market value ($436,759 land vs $158,789 improvements), about $28/SF of land. With value concentrated in the land under a ~49-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 $595,548, this parcel sits in the upper-middle (50th–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 $1,208,527 by 2030, with an estimated annual tax burden around $18,068. 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.
7 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,700 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,700 SF | ✗ |
| 061 | CARPORT ATT 1ST | 418 SF | ✗ |
| 613 | TERRACE COVERED | 180 SF | ✗ |
| 581 | STORAGE ATT | 114 SF | ✓ |
| 612 | TERRACE UNCOVERD | 99 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% | $5,510.01 | $5,510.01 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,120.77 | $3,120.77 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,238.34 | $2,238.34 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $702.88 | $702.88 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $615.80 | $615.80 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $12,187.80 | $12,187.80 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $455,102 | $595,548 | -23.6% |
| Assessed Value | $455,102 | $595,548 | -23.6% |
| Land Value | $354,866 | $436,759 | -18.8% |
| Improvement Value | $100,236 | $158,789 | -36.9% |
| Taxable Value | $455,102 | $595,548 | -23.6% |
| Total Tax 2026 = estimate |
~$9,314
Estimated
|
~$12,188
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $455,102 | $455,102 | +0 (+0.0%) |
| Taxable Value | $455,102 | $455,102 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $455,102 | $354,866 | $100,236 | — | $455,102 | $455,102 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $595,548 | $436,759 | $158,789 | — | $595,548 | $595,548 | ~$12,188 | Partial |
| 2024 | $587,963 | — | — | −$167,963 | $420,000 | $— | $10,516 | Verified |
| 2023 | $599,442 | — | — | −$179,442 | $420,000 | $— | $10,638 | Verified |
| 2022 | $435,100 | — | — | −$15,100 | $420,000 | $— | $11,839 | Verified |
| 2021 | $338,100 | — | — | −$128,100 | $210,000 | $— | $9,471 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -23.6% | -23.6% | ~100% | Not available | Partial |
| 2025 | +12.2% | +12.2% | ~100% | Not available | Partial |
| 2024 | -9.7% | -9.7% | ~100% | 1.9800% | Verified |
| 2023 | -1.9% | -1.9% | ~100% | 1.8100% | Verified |
| 2022 | +37.8% | +37.8% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.8000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +36.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -23.6% | +8.5% | +22.3% | +37.8% | 2023 | -23.6% | 2026 |
| Assessment Ratio | 100.0% | 83.4% | — | 100.0% | 2025 | 62.1% | 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 |
$12,188 | $10,930 | ~$15,539 | $12,188 | 2025 | $9,471 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$686,096 | ~$655,103 | ~2.0139% | ~$13,193 | +15.2% |
| 2027 | ~$790,410 | ~$720,613 | ~1.9814% | ~$14,278 | +32.7% |
| 2028 | ~$910,585 | ~$792,674 | ~1.9488% | ~$15,448 | +52.9% |
| 2029 | ~$1,049,031 | ~$871,942 | ~1.9163% | ~$16,709 | +76.1% |
| 2030 | ~$1,208,527 | ~$959,136 | ~1.8837% | ~$18,068 | +102.9% |
| 2026 | ~$674,185 | ~$655,103 | ~2.0465% | ~$13,407 | +13.2% |
| 2027 | ~$763,205 | ~$720,613 | ~2.0465% | ~$14,747 | +28.2% |
| 2028 | ~$863,979 | ~$792,674 | ~2.0465% | ~$16,222 | +45.1% |
| 2029 | ~$978,059 | ~$871,942 | ~2.0465% | ~$17,844 | +64.2% |
| 2030 | ~$1,107,203 | ~$959,136 | ~2.0465% | ~$19,629 | +85.9% |
| 2026 | ~$698,007 | ~$655,103 | ~1.9977% | ~$13,087 | +17.2% |
| 2027 | ~$818,092 | ~$720,613 | ~1.9488% | ~$14,044 | +37.4% |
| 2028 | ~$958,838 | ~$792,674 | ~1.9000% | ~$15,061 | +61.0% |
| 2029 | ~$1,123,797 | ~$871,942 | ~1.8512% | ~$16,141 | +88.7% |
| 2030 | ~$1,317,136 | ~$959,136 | ~1.8024% | ~$17,287 | +121.2% |
In 2025, this property's market value of $595,548 places it in the 50th–75th percentile for Multi-Family properties in Travis County (12584 comparable) — +15% 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 | $595,548 | $438,669 | $519,778 | $749,859 | ↑ Above median | -7.5% |
| 2024 | $587,963 | $467,458 | $564,615 | $848,565 | ↑ Above median | -6.3% |
| 2023 | $599,442 | $503,905 | $617,035 | $919,932 | ↓ Below median | +0.9% |
| 2022 | $435,100 | $506,618 | $615,058 | $906,429 | ↓ Bottom 25% | +39.1% |
| 2021 | $338,100 | $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.