5804 COUGAR DR TX 78745
| Owner | 5704 COUGAR LLC |
|---|---|
| Parcel ID | 0415120675 |
| Short ID | 323280 |
| Type | Real |
| Use Code | 04 Fourplex |
| Valuation | Income |
| Improvement SF | 3,120 SF |
| Land SF | 8,650 SF |
| Acres | 0.199 |
| Year Built | 1982 |
| Legal | LOT 13 BLK B HEATHERWOOD |
| Neighborhood | J2005 |
| Land | $258,970 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $258,970 |
| Improvement | $421,359 |
|---|---|
| Total Improvement | $421,359 |
| Market | $680,329 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $680,329 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $680,329 |
| Taxable Value | $680,329 |
|---|
Appreciation: Market value has risen +56.2% from $435,590 (2021) to $680,329 (2025), a CAGR of 11.8% 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 $13,923. 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 38% of market value ($258,970 land vs $421,359 improvements), about $30/SF of land. Most value sits in the improvements, so building condition, age (~44 yrs), and rent roll drive the underwriting.
Submarket Position: At $680,329, 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 +11.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,187,874 by 2030, with an estimated annual tax burden around $20,640. 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.
13 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 3,120 SF | ✗ |
| 551 | PAVED AREA | 2,700 SF | ✗ |
| 1ST | 1st Floor | 1,560 SF | ✓ |
| 2ND | 2nd Floor | 1,560 SF | ✓ |
| 612 | TERRACE UNCOVERD | 320 SF | ✗ |
| 512 | DECK UNCOVRED | 160 SF | ✗ |
| SO | Sketch Only | 160 SF | ✗ |
| 581 | STORAGE ATT | 108 SF | ✓ |
| 012 | PORCH OPEN 2ND F | 92 SF | ✗ |
| 011 | PORCH OPEN 1ST F | 56 SF | ✗ |
| 251 | BATHROOM | 4 SF | ✓ |
| 522 | FIREPLACE | 4 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% | $6,004.86 | $6,004.86 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,401.05 | $3,401.05 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,439.36 | $2,439.36 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $766.01 | $766.01 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $671.10 | $671.10 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $13,282.38 | $13,282.38 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $618,000 | $680,329 | -9.2% |
| Assessed Value | $618,000 | $680,329 | -9.2% |
| Land Value | $207,176 | $258,970 | -20.0% |
| Improvement Value | $410,824 | $421,359 | -2.5% |
| Taxable Value | $618,000 | $680,329 | -9.2% |
| Total Tax 2026 = estimate |
~$12,647
Estimated
|
~$13,282
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $618,000 | $618,000 | +0 (+0.0%) |
| Taxable Value | $618,000 | $618,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $618,000 | $207,176 | $410,824 | — | $618,000 | $618,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $680,329 | $258,970 | $421,359 | — | $680,329 | $680,329 | ~$13,282 | Partial |
| 2024 | $625,155 | — | — | −$350,155 | $275,000 | $— | $14,867 | Verified |
| 2023 | $662,264 | — | — | −$387,264 | $275,000 | $— | $11,393 | Verified |
| 2022 | $480,000 | — | — | −$205,000 | $275,000 | $— | $13,079 | Verified |
| 2021 | $435,590 | — | — | −$310,590 | $125,000 | $— | $10,448 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -9.2% | -9.2% | ~100% | Not available | Partial |
| 2025 | -9.5% | -9.3% | ~100% | Not available | Partial |
| 2024 | +5.0% | +4.8% | ~100% | 1.9800% | Verified |
| 2023 | +8.1% | +8.1% | ~100% | 1.5900% | Verified |
| 2022 | +38.0% | +38.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.4000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +41.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -9.2% | +8.4% | +14.0% | +38.0% | 2023 | -9.2% | 2026 |
| Assessment Ratio | 100.0% | 61.9% | — | 100.0% | 2025 | 28.7% | 2021 |
| Effective Tax Rate (2025) | 1.9500% | 1.9500% | — | 1.9500% | 2025 | 1.9500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$13,282 | $12,614 | ~$17,752 | $14,867 | 2024 | $10,448 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$760,553 | ~$748,362 | ~2.0139% | ~$15,072 | +11.8% |
| 2027 | ~$850,236 | ~$823,198 | ~1.9814% | ~$16,311 | +25.0% |
| 2028 | ~$950,495 | ~$905,518 | ~1.9488% | ~$17,647 | +39.7% |
| 2029 | ~$1,062,576 | ~$996,070 | ~1.9163% | ~$19,088 | +56.2% |
| 2030 | ~$1,187,874 | ~$1,095,677 | ~1.8837% | ~$20,640 | +74.6% |
| 2026 | ~$746,946 | ~$746,946 | ~2.0465% | ~$15,286 | +9.8% |
| 2027 | ~$820,086 | ~$820,086 | ~2.0465% | ~$16,783 | +20.5% |
| 2028 | ~$900,388 | ~$900,388 | ~2.0465% | ~$18,426 | +32.3% |
| 2029 | ~$988,553 | ~$988,553 | ~2.0465% | ~$20,231 | +45.3% |
| 2030 | ~$1,085,351 | ~$1,085,351 | ~2.0465% | ~$22,212 | +59.5% |
| 2026 | ~$774,159 | ~$748,362 | ~1.9977% | ~$14,950 | +13.8% |
| 2027 | ~$880,930 | ~$823,198 | ~1.9488% | ~$16,043 | +29.5% |
| 2028 | ~$1,002,427 | ~$905,518 | ~1.9000% | ~$17,205 | +47.3% |
| 2029 | ~$1,140,681 | ~$996,070 | ~1.8512% | ~$18,439 | +67.7% |
| 2030 | ~$1,298,002 | ~$1,095,677 | ~1.8024% | ~$19,748 | +90.8% |
In 2025, this property's market value of $680,329 places it in the 50th–75th percentile for Multi-Family properties in Travis County (12584 comparable) — +31% 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 | $680,329 | $438,669 | $519,778 | $749,859 | ↑ Above median | -7.5% |
| 2024 | $625,155 | $467,458 | $564,615 | $848,565 | ↑ Above median | -6.3% |
| 2023 | $662,264 | $503,905 | $617,035 | $919,932 | ↑ Above median | +0.9% |
| 2022 | $480,000 | $506,618 | $615,058 | $906,429 | ↓ Bottom 25% | +39.1% |
| 2021 | $435,590 | $300,453 | $376,850 | $539,896 | ↑ Above 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.