3718 MENCHACA RD TX 78704
| Owner | MANCHACA TOWNHOMES LLC |
|---|---|
| Parcel ID | 0404110152 |
| Short ID | 306053 |
| Type | Real |
| Use Code | 05 Apartment 5–25 Units |
| Valuation | Income |
| Improvement SF | 25,299 SF |
| Land SF | 36,137 SF |
| Acres | 0.830 |
| Year Built | 2025 |
| Legal | ABS 676 SUR 19 RIDDLE C H ACR .831 |
| Neighborhood | 59SCN |
| Land | $1,626,165 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,626,165 |
| Improvement | $2,359,210 |
|---|---|
| Total Improvement | $2,359,210 |
| Market | $3,985,375 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,985,375 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $3,985,375 |
| Taxable Value | $3,985,375 |
|---|
| Total Due | $93,794.11 |
|---|---|
| First Delinquent | — |
Appreciation: Market value has risen +183.4% from $1,406,226 (2021) to $3,985,375 (2025), a CAGR of 29.7% over 4 years. This is strong appreciation — well above typical inflation. 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 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 $81,560. 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 41% of market value ($1,626,165 land vs $2,359,210 improvements), about $45/SF of land. Most value sits in the improvements, so building condition, age (~1 yrs), and rent roll drive the underwriting.
Submarket Position: At $3,985,375, 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 +29.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $14,655,032 by 2030, with an estimated annual tax burden around $120,908. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
Delinquent Taxes: $93,794.11 in unpaid taxes . These become a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 25,299 SF | ✓ |
| 551 | PAVED AREA | 8,000 SF | ✗ |
| 095 | HVAC RESIDENTIAL | 1,760 SF | ✗ |
| 571C | STORAGE DET COMM | 722 SF | ✓ |
| 612C | TERRACE UNCOVERD COMM | 204 SF | ✗ |
| 581C | STORAGE ATT COMM | 120 SF | ✓ |
| Entity | 2024 Rate | 2025 Rate | Rate Effect |
|---|---|---|---|
| City of Austin | 0.4776% | 0.5240% | +1,850 |
| Travis County | 0.3444% | 0.3758% | +1,251 |
| Austin ISD | 0.9505% | 0.9252% | -1,008 |
| Travis Central Health | 0.1080% | 0.1180% | +401 |
| Austin Community College | 0.1013% | 0.1034% | +84 |
Market value changed by 80% in 2024, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
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% | $36,872.69 | $— | $36,872.69 |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $20,884.04 | $— | $20,884.04 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $14,978.83 | $— | $14,978.83 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $4,703.66 | $— | $4,703.66 |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $4,120.88 | $— | $4,120.88 |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $81,560.10 | $0.00 | $81,560.10 |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $5,049,008 | $3,985,375 | +26.7% |
| Assessed Value | $5,049,008 | $3,985,375 | +26.7% |
| Land Value | $1,626,165 | $1,626,165 | +0.0% |
| Improvement Value | $3,422,843 | $2,359,210 | +45.1% |
| Taxable Value | $5,049,008 | $3,985,375 | +26.7% |
| Total Tax 2026 = estimate |
~$103,327
Estimated
|
$81,560 | ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $5,049,008 | $5,049,008 | +0 (+0.0%) |
| Taxable Value | $5,049,008 | $5,049,008 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $5,049,008 | $1,626,165 | $3,422,843 | — | $5,049,008 | $5,049,008 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,985,375 | $1,626,165 | $2,359,210 | — | $3,985,375 | $3,985,375 | $81,560 | Verified |
| 2024 | $1,812,271 | — | — | −$186,106 | $1,626,165 | $— | $64,719 | Verified |
| 2023 | $1,433,547 | — | — | — | $1,626,165 ! | $— | $32,788 | Verified |
| 2022 | $1,415,911 | — | — | −$194,229 | $1,221,682 | $— | $28,311 | Verified |
| 2021 | $1,406,226 | — | — | −$184,544 | $1,221,682 | $— | $30,820 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +26.7% | +26.7% | ~100% | Not available | Partial |
| 2025 | +22.0% | +22.0% | ~100% | 2.0500% | Verified |
| 2024 | +80.2% ! | +80.2% | ~100% | 1.9800% | Verified |
| 2023 | +26.4% | +26.4% | ~100% | 1.8100% | Verified |
| 2022 | +1.2% | +1.2% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +181.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +26.7% | +35.0% | +24.3% | +119.9% | 2025 | +0.7% | 2022 |
| Assessment Ratio | 100.0% | 96.0% | — | 113.4% | 2023 | 86.3% | 2022 |
| Effective Tax Rate (2025) | 2.0500% | 2.0500% | — | 2.0500% | 2025 | 2.0500% | 2025 |
| Tax Amount | $81,560 | $47,640 | ~$103,988 | $81,560 | 2025 | $28,311 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$5,170,978 | ~$4,383,912 | ~2.0139% | ~$88,289 | +29.7% |
| 2027 | ~$6,709,285 | ~$4,822,304 | ~1.9814% | ~$95,549 | +68.3% |
| 2028 | ~$8,705,220 | ~$5,304,534 | ~1.9488% | ~$103,377 | +118.4% |
| 2029 | ~$11,294,923 | ~$5,834,988 | ~1.9163% | ~$111,815 | +183.4% |
| 2030 | ~$14,655,032 | ~$6,418,486 | ~1.8837% | ~$120,908 | +267.7% |
| 2026 | ~$5,091,271 | ~$4,383,912 | ~2.0465% | ~$89,716 | +27.7% |
| 2027 | ~$6,504,040 | ~$4,822,304 | ~2.0465% | ~$98,688 | +63.2% |
| 2028 | ~$8,308,836 | ~$5,304,534 | ~2.0465% | ~$108,556 | +108.5% |
| 2029 | ~$10,614,443 | ~$5,834,988 | ~2.0465% | ~$119,412 | +166.3% |
| 2030 | ~$13,559,828 | ~$6,418,486 | ~2.0465% | ~$131,353 | +240.2% |
| 2026 | ~$5,250,686 | ~$4,383,912 | ~1.9977% | ~$87,576 | +31.7% |
| 2027 | ~$6,917,718 | ~$4,822,304 | ~1.9488% | ~$93,979 | +73.6% |
| 2028 | ~$9,114,014 | ~$5,304,534 | ~1.9000% | ~$100,787 | +128.7% |
| 2029 | ~$12,007,609 | ~$5,834,988 | ~1.8512% | ~$108,017 | +201.3% |
| 2030 | ~$15,819,886 | ~$6,418,486 | ~1.8024% | ~$115,685 | +296.9% |
In 2025, this property's market value of $3,985,375 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 8× 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 | $3,985,375 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,812,271 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,433,547 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $1,415,911 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $1,406,226 | $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.