3625 MENCHACA RD 101 TX 78704
| Owner | BLUE SHADE INVESTMENTS LLC |
|---|---|
| Parcel ID | 0404091002 |
| Short ID | 753625 |
| Type | Real |
| Use Code | 23 Small Office Condo |
| Valuation | Income |
| Improvement SF | 953 SF |
| Land SF | 1,759 SF |
| Acres | 0.040 |
| Year Built | 1983 |
| Legal | UNT 101 BLD A AUSTIN RIVERTREE CONDOMINIUMS PLUS 2.9 % INT IN COM AREA |
| Neighborhood | 23SC02 |
| Land | $105,540 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $105,540 |
| Improvement | $175,898 |
|---|---|
| Total Improvement | $175,898 |
| Market | $281,438 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $281,438 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $281,438 |
| Taxable Value | $281,438 |
|---|
Appreciation: Market value has fallen -16.5% from $337,035 (2021) to $281,438 (2025), a CAGR of -4.4% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2024→2025), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend. Over the same span, the median Commercial parcel countywide rose +24.1%, so this parcel has lagged the broader commercial 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 $5,760. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Asset Class: Commercial. No homestead exemptions apply — full market value is taxable. 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 ($105,540 land vs $175,898 improvements), about $60/SF of land. Most value sits in the improvements, so building condition, age (~43 yrs), and rent roll drive the underwriting.
Submarket Position: At $281,438, this parcel sits in the bottom quartile (<25th percentile) of Commercial property in Travis County — county median $1,417,484 (P25 $649,268 / P75 $3,347,260, n=13,608). Commercial here is the broad TCAD category — every commercial 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 -4.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $224,656 by 2030, with an estimated annual tax burden around $4,232. 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.
1 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 953 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% | $2,603.86 | $2,603.86 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $1,474.78 | $1,474.78 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,057.77 | $1,057.77 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $332.16 | $332.16 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $291.01 | $291.01 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $5,759.58 | $5,759.58 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $281,438 | $281,438 | +0.0% |
| Assessed Value | $281,438 | $281,438 | +0.0% |
| Land Value | $105,540 | $105,540 | +0.0% |
| Improvement Value | $175,898 | $175,898 | +0.0% |
| Taxable Value | $281,438 | $281,438 | +0.0% |
| Total Tax 2026 = estimate |
~$5,760
Estimated
|
~$5,760
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $357,064 | $281,438 | -75,626 (-21.2%) |
| Taxable Value | $337,726 | $281,438 | -56,288 (-16.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $281,438 | $105,540 | $175,898 | — | $281,438 | $281,438 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $281,438 | $105,540 | $175,898 | — | $281,438 | $281,438 | ~$5,760 | Partial |
| 2024 | $491,249 | — | — | −$385,709 | $105,540 | $— | $8,726 | Verified |
| 2023 | $402,188 | — | — | −$296,648 | $105,540 | $— | $8,888 | Verified |
| 2022 | $409,041 | — | — | −$329,886 | $79,155 | $— | $7,943 | Verified |
| 2021 | $337,035 | — | — | −$257,880 | $79,155 | $— | $8,904 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +26.9% | +20.0% | 94.6% | Not available | Partial |
| 2025 | -36.1% | -36.1% | ~100% | Not available | Partial |
| 2024 | -18.4% | -18.4% | ~100% | 1.9800% | Verified |
| 2023 | +34.2% | +34.2% | ~100% | 1.6500% | Verified |
| 2022 | -1.7% | -1.7% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.6400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -31.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | -0.2% | -4.4% | +22.1% | 2024 | -42.7% | 2025 |
| Assessment Ratio | 100.0% | 48.4% | — | 100.0% | 2025 | 19.4% | 2022 |
| 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 |
$5,760 | $8,044 | ~$4,808 | $8,904 | 2021 | $5,760 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$269,036 | ~$269,036 | ~2.0139% | ~$5,418 | -4.4% |
| 2027 | ~$257,180 | ~$257,180 | ~1.9814% | ~$5,096 | -8.6% |
| 2028 | ~$245,846 | ~$245,846 | ~1.9488% | ~$4,791 | -12.6% |
| 2029 | ~$235,012 | ~$235,012 | ~1.9163% | ~$4,504 | -16.5% |
| 2030 | ~$224,656 | ~$224,656 | ~1.8837% | ~$4,232 | -20.2% |
| 2026 | ~$267,366 | ~$267,366 | ~2.0465% | ~$5,472 | -5.0% |
| 2027 | ~$253,998 | ~$253,998 | ~2.0465% | ~$5,198 | -9.7% |
| 2028 | ~$241,298 | ~$241,298 | ~2.0465% | ~$4,938 | -14.3% |
| 2029 | ~$229,233 | ~$229,233 | ~2.0465% | ~$4,691 | -18.5% |
| 2030 | ~$217,771 | ~$217,771 | ~2.0465% | ~$4,457 | -22.6% |
| 2026 | ~$274,664 | ~$274,664 | ~1.9977% | ~$5,487 | -2.4% |
| 2027 | ~$268,054 | ~$268,054 | ~1.9488% | ~$5,224 | -4.8% |
| 2028 | ~$261,602 | ~$261,602 | ~1.9000% | ~$4,970 | -7.0% |
| 2029 | ~$255,306 | ~$255,306 | ~1.8512% | ~$4,726 | -9.3% |
| 2030 | ~$249,161 | ~$249,161 | ~1.8024% | ~$4,491 | -11.5% |
In 2025, this property's market value of $281,438 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -80% below the county median of $1,417,484. Commercial here is the broad TCAD category — every commercial 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 | $281,438 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $491,249 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $402,188 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $409,041 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $337,035 | $517,750 | $1,142,600 | $2,780,453 | ↓ Bottom 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.