3712 MENCHACA RD TX 78704
| Owner | BREHM BRIAN & COLLEEN |
|---|---|
| Parcel ID | 0404110131 |
| Short ID | 306032 |
| Type | Real |
| Use Code | 05 Apartment 5–25 Units |
| Valuation | Income |
| Improvement SF | 5,544 SF |
| Land SF | 11,769 SF |
| Acres | 0.270 |
| Year Built | 1979 |
| Legal | LOT 1 JOHNSTON PLACE |
| Neighborhood | 05SC1 |
| Land | $706,140 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $706,140 |
| Improvement | $873,900 |
|---|---|
| Total Improvement | $873,900 |
| Market | $1,580,040 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,580,040 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,580,040 |
| Taxable Value | $1,580,040 |
|---|
Appreciation: Market value has risen +42.5% from $1,108,800 (2021) to $1,580,040 (2025), a CAGR of 9.3% over 4 years. This is strong appreciation — well above typical inflation. Growth has been fairly evenly spread across these years rather than concentrated in one jump. 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 $32,335. 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 45% of market value ($706,140 land vs $873,900 improvements), about $60/SF of land. Most value sits in the improvements, so building condition, age (~47 yrs), and rent roll drive the underwriting.
Submarket Position: At $1,580,040, this parcel sits in the top quartile (≥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 +9.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,460,009 by 2030, with an estimated annual tax burden around $46,340. 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.
14 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 3,400 SF | ✗ |
| 1ST | 1st Floor | 2,772 SF | ✓ |
| 2ND | 2nd Floor | 2,772 SF | ✓ |
| 511 | DECK | 409 SF | ✗ |
| 611 | TERRACE | 262 SF | ✗ |
| 581C | STORAGE ATT COMM | 196 SF | ✓ |
| SO | Sketch Only | 196 SF | ✗ |
| 436 | FENCE MASON SF | 168 SF | ✗ |
| 591 | MASONRY TRIM SF | 150 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 120 SF | ✗ |
| 012C | PORCH OPEN 2 COMM | 56 SF | ✗ |
| 132 | PLBG 5-FIXT AVG | 1 SF | ✓ |
| 242 | OBS OVEN/BURN | 1 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% | $14,618.53 | $14,618.53 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $8,279.68 | $8,279.68 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $5,938.50 | $5,938.50 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,864.81 | $1,864.81 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,633.76 | $1,633.76 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $32,335.28 | $32,335.28 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,607,760 | $1,580,040 | +1.8% |
| Assessed Value | $1,607,760 | $1,580,040 | +1.8% |
| Land Value | $706,140 | $706,140 | +0.0% |
| Improvement Value | $901,620 | $873,900 | +3.2% |
| Taxable Value | $1,607,760 | $1,580,040 | +1.8% |
| Total Tax 2026 = estimate |
~$32,903
Estimated
|
~$32,335
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,607,760 | $1,607,760 | +0 (+0.0%) |
| Taxable Value | $1,607,760 | $1,607,760 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,607,760 | $706,140 | $901,620 | — | $1,607,760 | $1,607,760 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,580,040 | $706,140 | $873,900 | — | $1,580,040 | $1,580,040 | ~$32,335 | Partial |
| 2024 | $1,330,560 | — | — | −$624,420 | $706,140 | $— | $29,116 | Verified |
| 2023 | $1,247,400 | — | — | −$541,260 | $706,140 | $— | $24,073 | Verified |
| 2022 | $1,136,520 | — | — | −$606,915 | $529,605 | $— | $24,635 | Verified |
| 2021 | $1,108,800 | — | — | −$579,195 | $529,605 | $— | $24,738 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +1.8% | +1.8% | ~100% | Not available | Partial |
| 2025 | +7.5% | +7.5% | ~100% | Not available | Partial |
| 2024 | +10.4% | +10.4% | ~100% | 1.9800% | Verified |
| 2023 | +6.7% | +6.7% | ~100% | 1.8100% | Verified |
| 2022 | +9.8% | +9.8% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.2300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +39.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +1.8% | +7.9% | +8.9% | +18.8% | 2025 | +1.8% | 2026 |
| Assessment Ratio | 100.0% | 67.4% | — | 100.0% | 2025 | 46.6% | 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 |
$32,335 | $26,980 | ~$40,357 | $32,335 | 2025 | $24,073 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,726,322 | ~$1,726,322 | ~2.0139% | ~$34,767 | +9.3% |
| 2027 | ~$1,886,147 | ~$1,886,147 | ~1.9814% | ~$37,372 | +19.4% |
| 2028 | ~$2,060,769 | ~$2,060,769 | ~1.9488% | ~$40,161 | +30.4% |
| 2029 | ~$2,251,557 | ~$2,251,557 | ~1.9163% | ~$43,146 | +42.5% |
| 2030 | ~$2,460,009 | ~$2,460,009 | ~1.8837% | ~$46,340 | +55.7% |
| 2026 | ~$1,694,721 | ~$1,694,721 | ~2.0465% | ~$34,682 | +7.3% |
| 2027 | ~$1,817,726 | ~$1,817,726 | ~2.0465% | ~$37,199 | +15.0% |
| 2028 | ~$1,949,659 | ~$1,949,659 | ~2.0465% | ~$39,899 | +23.4% |
| 2029 | ~$2,091,167 | ~$2,091,167 | ~2.0465% | ~$42,795 | +32.3% |
| 2030 | ~$2,242,947 | ~$2,242,947 | ~2.0465% | ~$45,902 | +42.0% |
| 2026 | ~$1,757,923 | ~$1,738,044 | ~1.9977% | ~$34,720 | +11.3% |
| 2027 | ~$1,955,832 | ~$1,911,848 | ~1.9488% | ~$37,259 | +23.8% |
| 2028 | ~$2,176,022 | ~$2,103,033 | ~1.9000% | ~$39,958 | +37.7% |
| 2029 | ~$2,421,001 | ~$2,313,337 | ~1.8512% | ~$42,824 | +53.2% |
| 2030 | ~$2,693,560 | ~$2,544,670 | ~1.8024% | ~$45,864 | +70.5% |
In 2025, this property's market value of $1,580,040 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 3× 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 | $1,580,040 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,330,560 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,247,400 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $1,136,520 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $1,108,800 | $300,453 | $376,850 | $539,896 | ↑ Top 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.