3625 MENCHACA RD 103 TX 78704
| Owner | FRIEDLAND CURTIS & SUE BRIGGS |
|---|---|
| Parcel ID | 0404091007 |
| Short ID | 753630 |
| Type | Real |
| Use Code | 23 Small Office Condo |
| Valuation | Income |
| Improvement SF | 925 SF |
| Land SF | 1,710 SF |
| Acres | 0.039 |
| Year Built | 1983 |
| Legal | UNT 103 BLD B AUSTIN RIVERTREE CONDOMINIUMS PLUS 2.82 % INT IN COM AREA |
| Neighborhood | 23SC02 |
| Land | $102,600 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $102,600 |
| Improvement | $236,841 |
|---|---|
| Total Improvement | $236,841 |
| Market | $339,441 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $339,441 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $339,441 |
| Taxable Value | $339,441 |
|---|
Appreciation: Market value has risen +3.0% from $329,422 (2021) to $339,441 (2025), a CAGR of 0.8% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2021→2022), 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 $6,947. 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 30% of market value ($102,600 land vs $236,841 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 $339,441, 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 +0.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $352,394 by 2030, with an estimated annual tax burden around $6,638. 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 | 925 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% | $3,140.51 | $3,140.51 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $1,778.73 | $1,778.73 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,275.77 | $1,275.77 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $400.62 | $400.62 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $350.98 | $350.98 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $6,946.61 | $6,946.61 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $346,734 | $339,441 | +2.1% |
| Assessed Value | $346,734 | $339,441 | +2.1% |
| Land Value | $102,600 | $102,600 | +0.0% |
| Improvement Value | $244,134 | $236,841 | +3.1% |
| Taxable Value | $346,734 | $339,441 | +2.1% |
| Total Tax 2026 = estimate |
~$7,096
Estimated
|
~$6,947
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $346,734 | $346,734 | +0 (+0.0%) |
| Taxable Value | $346,734 | $346,734 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $346,734 | $102,600 | $244,134 | — | $346,734 | $346,734 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $339,441 | $102,600 | $236,841 | — | $339,441 | $339,441 | ~$6,947 | Partial |
| 2024 | $362,536 | — | — | −$259,936 | $102,600 | $— | $7,054 | Verified |
| 2023 | $390,492 | — | — | −$287,892 | $102,600 | $— | $6,559 | Verified |
| 2022 | $399,899 | — | — | −$322,949 | $76,950 | $— | $7,712 | Verified |
| 2021 | $329,422 | — | — | −$252,472 | $76,950 | $— | $8,705 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +2.1% | +2.1% | ~100% | Not available | Partial |
| 2025 | -26.2% | -22.0% | ~100% | Not available | Partial |
| 2024 | -12.3% | -17.0% | 94.6% | 1.5300% | Verified |
| 2023 | +34.2% | +34.2% | ~100% | 1.2500% | Verified |
| 2022 | -2.4% | -2.4% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.6400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -15.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +2.1% | +1.5% | +0.3% | +21.4% | 2022 | -7.2% | 2024 |
| Assessment Ratio | 100.0% | 49.5% | — | 100.0% | 2025 | 19.2% | 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 |
$6,947 | $7,395 | ~$6,764 | $8,705 | 2021 | $6,559 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$341,993 | ~$341,993 | ~2.0139% | ~$6,888 | +0.8% |
| 2027 | ~$344,564 | ~$344,564 | ~1.9814% | ~$6,827 | +1.5% |
| 2028 | ~$347,155 | ~$347,155 | ~1.9488% | ~$6,765 | +2.3% |
| 2029 | ~$349,765 | ~$349,765 | ~1.9163% | ~$6,703 | +3.0% |
| 2030 | ~$352,394 | ~$352,394 | ~1.8837% | ~$6,638 | +3.8% |
| 2026 | ~$335,204 | ~$335,204 | ~2.0465% | ~$6,860 | -1.2% |
| 2027 | ~$331,020 | ~$331,020 | ~2.0465% | ~$6,774 | -2.5% |
| 2028 | ~$326,889 | ~$326,889 | ~2.0465% | ~$6,690 | -3.7% |
| 2029 | ~$322,808 | ~$322,808 | ~2.0465% | ~$6,606 | -4.9% |
| 2030 | ~$318,779 | ~$318,779 | ~2.0465% | ~$6,524 | -6.1% |
| 2026 | ~$348,782 | ~$348,782 | ~1.9977% | ~$6,967 | +2.8% |
| 2027 | ~$358,380 | ~$358,380 | ~1.9488% | ~$6,984 | +5.6% |
| 2028 | ~$368,242 | ~$368,242 | ~1.9000% | ~$6,997 | +8.5% |
| 2029 | ~$378,375 | ~$378,375 | ~1.8512% | ~$7,004 | +11.5% |
| 2030 | ~$388,787 | ~$388,787 | ~1.8024% | ~$7,007 | +14.5% |
In 2025, this property's market value of $339,441 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -76% 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 | $339,441 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $362,536 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $390,492 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $399,899 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $329,422 | $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.