5304 INDIO CIR TX 78745
| Owner | LEE JOSEPH CHUN FOON & GUIZHU LI |
|---|---|
| Parcel ID | 0412150305 |
| Short ID | 510709 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 1,908 SF |
| Land SF | 8,125 SF |
| Acres | 0.187 |
| Year Built | 1977 |
| Legal | LOT 4 BLK A CHERRY CREEK PHS V SEC 1 |
| Neighborhood | J1105 |
| Land | $402,525 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $402,525 |
| Improvement | $151,815 |
|---|---|
| Total Improvement | $151,815 |
| Market | $554,340 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $554,340 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $554,340 |
| Taxable Value | $554,340 |
|---|
Appreciation: Market value has risen +52.2% from $364,195 (2021) to $554,340 (2025), a CAGR of 11.1% 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 $11,344. 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 ($402,525 land vs $151,815 improvements), about $50/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 $554,340, 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 +11.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $937,193 by 2030, with an estimated annual tax burden around $16,817. 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 | 1,908 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,908 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 532 SF | ✓ |
| 612 | TERRACE UNCOVERD | 192 SF | ✗ |
| 011 | PORCH OPEN 1ST F | 60 SF | ✗ |
| 251 | BATHROOM | 3 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% | $5,128.75 | $5,128.75 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $2,904.84 | $2,904.84 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,083.46 | $2,083.46 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $654.25 | $654.25 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $573.19 | $573.19 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $11,344.49 | $11,344.49 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $418,519 | $554,340 | -24.5% |
| Assessed Value | $418,519 | $554,340 | -24.5% |
| Land Value | $327,052 | $402,525 | -18.7% |
| Improvement Value | $91,467 | $151,815 | -39.8% |
| Taxable Value | $418,519 | $554,340 | -24.5% |
| Total Tax 2026 = estimate |
~$8,565
Estimated
|
~$11,344
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $439,390 | $418,519 | -20,871 (-4.7%) |
| Taxable Value | $439,390 | $418,519 | -20,871 (-4.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $418,519 | $327,052 | $91,467 | — | $418,519 | $418,519 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $554,340 | $402,525 | $151,815 | — | $554,340 | $554,340 | ~$11,344 | Partial |
| 2024 | $595,646 | — | — | −$195,646 | $400,000 | $— | $11,214 | Verified |
| 2023 | $601,447 | — | — | −$201,447 | $400,000 | $— | $10,777 | Verified |
| 2022 | $453,874 | — | — | −$53,874 | $400,000 | $— | $11,878 | Verified |
| 2021 | $364,195 | — | — | −$164,195 | $200,000 | $— | $9,879 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -20.7% | -20.7% | ~100% | Not available | Partial |
| 2025 | -2.0% | -2.0% | ~100% | Not available | Partial |
| 2024 | -5.0% | -5.0% | ~100% | 1.9800% | Verified |
| 2023 | -1.0% | -1.0% | ~100% | 1.8100% | Verified |
| 2022 | +32.5% | +32.5% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.7100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +22.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -24.5% | +4.9% | +18.3% | +32.5% | 2023 | -24.5% | 2026 |
| Assessment Ratio | 100.0% | 79.5% | — | 100.0% | 2025 | 54.9% | 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 |
$11,344 | $11,019 | ~$14,464 | $11,878 | 2022 | $9,879 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$615,725 | ~$609,774 | ~2.0139% | ~$12,280 | +11.1% |
| 2027 | ~$683,907 | ~$670,751 | ~1.9814% | ~$13,290 | +23.4% |
| 2028 | ~$759,640 | ~$737,827 | ~1.9488% | ~$14,379 | +37.0% |
| 2029 | ~$843,759 | ~$811,609 | ~1.9163% | ~$15,553 | +52.2% |
| 2030 | ~$937,193 | ~$892,770 | ~1.8837% | ~$16,817 | +69.1% |
| 2026 | ~$604,638 | ~$604,638 | ~2.0465% | ~$12,374 | +9.1% |
| 2027 | ~$659,500 | ~$659,500 | ~2.0465% | ~$13,497 | +19.0% |
| 2028 | ~$719,340 | ~$719,340 | ~2.0465% | ~$14,721 | +29.8% |
| 2029 | ~$784,610 | ~$784,610 | ~2.0465% | ~$16,057 | +41.5% |
| 2030 | ~$855,801 | ~$855,801 | ~2.0465% | ~$17,514 | +54.4% |
| 2026 | ~$626,812 | ~$609,774 | ~1.9977% | ~$12,181 | +13.1% |
| 2027 | ~$708,758 | ~$670,751 | ~1.9488% | ~$13,072 | +27.9% |
| 2028 | ~$801,418 | ~$737,827 | ~1.9000% | ~$14,019 | +44.6% |
| 2029 | ~$906,191 | ~$811,609 | ~1.8512% | ~$15,024 | +63.5% |
| 2030 | ~$1,024,663 | ~$892,770 | ~1.8024% | ~$16,091 | +84.8% |
In 2025, this property's market value of $554,340 places it in the 50th–75th percentile for Multi-Family properties in Travis County (12584 comparable) — +7% 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 | $554,340 | $438,669 | $519,778 | $749,859 | ↑ Above median | -7.5% |
| 2024 | $595,646 | $467,458 | $564,615 | $848,565 | ↑ Above median | -6.3% |
| 2023 | $601,447 | $503,905 | $617,035 | $919,932 | ↓ Below median | +0.9% |
| 2022 | $453,874 | $506,618 | $615,058 | $906,429 | ↓ Bottom 25% | +39.1% |
| 2021 | $364,195 | $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.