3908 MENCHACA RD TX 78704
| Owner | SERENDIPITY PROPERTIES INC |
|---|---|
| Parcel ID | 0404110113 |
| Short ID | 306021 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 1,450 SF |
| Land SF | 14,596 SF |
| Acres | 0.335 |
| Year Built | 1949 |
| Legal | ABS 676 SUR 19 RIDDLE C H ACR .33 |
| Neighborhood | 59SCN |
| Land | $875,760 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $875,760 |
| Improvement | $158,585 |
|---|---|
| Total Improvement | $158,585 |
| Market | $1,034,345 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,034,345 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,034,345 |
| Taxable Value | $1,034,345 |
|---|
| Total Due | $24,342.85 |
|---|---|
| First Delinquent | — |
Appreciation: Market value has risen +32.8% from $778,673 (2021) to $1,034,345 (2025), a CAGR of 7.4% over 4 years. This represents moderate, steady growth. Most of this growth came in a single year (2023→2024), 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 outpaced 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 $21,168. 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 85% of market value ($875,760 land vs $158,585 improvements), about $60/SF of land. With value concentrated in the land under a ~77-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 $1,034,345, this parcel sits in the lower-middle (25th–50th 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 +7.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,475,038 by 2030, with an estimated annual tax burden around $27,786. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
Delinquent Taxes: $24,342.85 in unpaid taxes . These become a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
5 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,450 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,450 SF | ✗ |
| 612C | TERRACE UNCOVERD COMM | 322 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 120 SF | ✗ |
| 251 | BATHROOM | 1 SF | ✓ |
| Entity | 2024 Rate | 2025 Rate | Rate Effect |
|---|---|---|---|
| City of Austin | 0.4776% | 0.5240% | +480 |
| Travis County | 0.3444% | 0.3758% | +325 |
| Austin ISD | 0.9505% | 0.9252% | -262 |
| Travis Central Health | 0.1080% | 0.1180% | +104 |
| Austin Community College | 0.1013% | 0.1034% | +22 |
This parcel has unpaid taxes on record. Delinquent taxes are a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
| 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% | $9,569.76 | $— | $9,569.76 |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $5,420.14 | $— | $5,420.14 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,887.53 | $— | $3,887.53 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,220.76 | $— | $1,220.76 |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,069.51 | $— | $1,069.51 |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $21,167.70 | $0.00 | $21,167.70 |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,276,149 | $1,034,345 | +23.4% |
| Assessed Value | $1,241,214 | $1,034,345 | +20.0% |
| Land Value | $875,760 | $875,760 | +0.0% |
| Improvement Value | $400,389 | $158,585 | +152.5% |
| Taxable Value | $1,241,214 | $1,034,345 | +20.0% |
| HS Cap Loss | -$34,935 | — | |
| Total Tax 2026 = estimate |
~$25,401
Estimated
|
$21,168 | ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,276,149 | $1,276,149 | +0 (+0.0%) |
| Taxable Value | $1,241,214 | $1,241,214 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,276,149 | $875,760 | $400,389 | −$34,935 | $1,241,214 | $1,241,214 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,034,345 | $875,760 | $158,585 | — | $1,034,345 | $1,034,345 | $21,168 | Verified |
| 2024 | $1,031,646 | — | — | −$155,886 | $875,760 | $— | $21,496 | Verified |
| 2023 | $739,522 | — | — | — | $875,760 ! | $— | $18,665 | Verified |
| 2022 | $782,968 | — | — | −$126,148 | $656,820 | $— | $14,605 | Verified |
| 2021 | $778,673 | — | — | −$121,853 | $656,820 | $— | $17,043 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +23.4% | +20.0% | 97.3% | Not available | Partial |
| 2025 | -4.6% | -4.6% | ~100% | 2.0500% | Verified |
| 2024 | +5.1% | +5.1% | ~100% | 1.9800% | Verified |
| 2023 | +31.1% | +31.1% | ~100% | 1.8100% | Verified |
| 2022 | +0.5% | +0.5% | ~100% | 1.8600% | Verified |
| 2021 | base year | — | ~100% | 2.1900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +32.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +23.4% | +11.7% | +3.3% | +39.5% | 2024 | -5.5% | 2023 |
| Assessment Ratio | 97.3% | 94.8% | — | 118.4% | 2023 | 83.9% | 2022 |
| Effective Tax Rate (2025) | 2.0500% | 2.0500% | — | 2.0500% | 2025 | 2.0500% | 2025 |
| Tax Amount | $21,168 | $18,595 | ~$25,008 | $21,496 | 2024 | $14,605 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,110,435 | ~$1,110,435 | ~2.0139% | ~$22,363 | +7.4% |
| 2027 | ~$1,192,122 | ~$1,192,122 | ~1.9814% | ~$23,621 | +15.3% |
| 2028 | ~$1,279,818 | ~$1,279,818 | ~1.9488% | ~$24,942 | +23.7% |
| 2029 | ~$1,373,965 | ~$1,373,965 | ~1.9163% | ~$26,329 | +32.8% |
| 2030 | ~$1,475,038 | ~$1,475,038 | ~1.8837% | ~$27,786 | +42.6% |
| 2026 | ~$1,089,748 | ~$1,089,748 | ~2.0465% | ~$22,302 | +5.4% |
| 2027 | ~$1,148,118 | ~$1,148,118 | ~2.0465% | ~$23,496 | +11.0% |
| 2028 | ~$1,209,615 | ~$1,209,615 | ~2.0465% | ~$24,755 | +16.9% |
| 2029 | ~$1,274,405 | ~$1,274,405 | ~2.0465% | ~$26,081 | +23.2% |
| 2030 | ~$1,342,667 | ~$1,342,667 | ~2.0465% | ~$27,477 | +29.8% |
| 2026 | ~$1,131,122 | ~$1,131,122 | ~1.9977% | ~$22,596 | +9.4% |
| 2027 | ~$1,236,953 | ~$1,236,953 | ~1.9488% | ~$24,106 | +19.6% |
| 2028 | ~$1,352,686 | ~$1,352,686 | ~1.9000% | ~$25,701 | +30.8% |
| 2029 | ~$1,479,247 | ~$1,479,247 | ~1.8512% | ~$27,384 | +43.0% |
| 2030 | ~$1,617,650 | ~$1,617,650 | ~1.8024% | ~$29,156 | +56.4% |
In 2025, this property's market value of $1,034,345 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -27% 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 | $1,034,345 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $1,031,646 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $739,522 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $782,968 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $778,673 | $517,750 | $1,142,600 | $2,780,453 | ↓ 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.