3900 MENCHACA RD TX 78748
| Owner | TEXAS TINY POOLS LLC |
|---|---|
| Parcel ID | 0404110175 |
| Short ID | 882970 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 1,480 SF |
| Land SF | 14,217 SF |
| Acres | 0.326 |
| Year Built | 1935 |
| Legal | LOT B-1 PORTER HEIGHTS RESUB LOT B |
| Neighborhood | 59SCN |
| Land | $853,020 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $853,020 |
| Improvement | $215,163 |
|---|---|
| Total Improvement | $215,163 |
| Market | $1,068,183 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,068,183 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,068,183 |
| Taxable Value | $1,068,183 |
|---|
Appreciation: Market value has risen +34.8% from $792,371 (2021) to $1,068,183 (2025), a CAGR of 7.8% 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 $21,860. 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 80% of market value ($853,020 land vs $215,163 improvements), about $60/SF of land. With value concentrated in the land under a ~91-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 $1,068,183, 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 +7.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,551,644 by 2030, with an estimated annual tax burden around $29,229. 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.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,480 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,480 SF | ✗ |
| 031C | GARAGE DET 1ST COMM | 640 SF | ✓ |
| 011C | PORCH OPEN 1ST COMM | 112 SF | ✗ |
| 511 | DECK | 100 SF | ✗ |
| 512C | DECK UNCOVRED COMM | 32 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% | $9,882.83 | $9,882.83 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $5,597.46 | $5,597.46 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,014.71 | $4,014.71 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,260.70 | $1,260.70 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,104.50 | $1,104.50 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $21,860.20 | $21,860.20 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,019,257 | $1,068,183 | -4.6% |
| Assessed Value | $1,019,257 | $1,068,183 | -4.6% |
| Land Value | $853,020 | $853,020 | +0.0% |
| Improvement Value | $166,237 | $215,163 | -22.7% |
| Taxable Value | $1,019,257 | $1,068,183 | -4.6% |
| Total Tax 2026 = estimate |
~$20,859
Estimated
|
~$21,860
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,322,075 | $1,019,257 | -302,818 (-22.9%) |
| Taxable Value | $1,281,820 | $1,019,257 | -262,563 (-20.5%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,019,257 | $853,020 | $166,237 | — | $1,019,257 | $1,019,257 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,068,183 | $853,020 | $215,163 | — | $1,068,183 | $1,068,183 | ~$21,860 | Partial |
| 2024 | $1,066,145 | — | — | −$213,125 | $853,020 | $— | $22,565 | Verified |
| 2023 | $817,369 | — | — | — | $853,020 ! | $— | $19,289 | Verified |
| 2022 | $798,730 | — | — | −$158,965 | $639,765 | $— | $16,142 | Verified |
| 2021 | $792,371 | — | — | −$152,606 | $639,765 | $— | $17,386 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +23.8% | +20.0% | 97.0% | Not available | Partial |
| 2025 | -6.2% | -6.2% | ~100% | Not available | Partial |
| 2024 | +6.8% | +6.8% | ~100% | 1.9800% | Verified |
| 2023 | +30.4% | +30.4% | ~100% | 1.8100% | Verified |
| 2022 | +2.3% | +2.3% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +33.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -4.6% | +5.8% | +8.8% | +30.4% | 2024 | -4.6% | 2026 |
| Assessment Ratio | 100.0% | 90.9% | — | 104.4% | 2023 | 80.0% | 2024 |
| 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 |
$21,860 | $19,449 | ~$26,124 | $22,565 | 2024 | $16,142 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,150,999 | ~$1,150,999 | ~2.0139% | ~$23,180 | +7.8% |
| 2027 | ~$1,240,236 | ~$1,240,236 | ~1.9814% | ~$24,574 | +16.1% |
| 2028 | ~$1,336,391 | ~$1,336,391 | ~1.9488% | ~$26,044 | +25.1% |
| 2029 | ~$1,440,001 | ~$1,440,001 | ~1.9163% | ~$27,595 | +34.8% |
| 2030 | ~$1,551,644 | ~$1,551,644 | ~1.8837% | ~$29,229 | +45.3% |
| 2026 | ~$1,129,635 | ~$1,129,635 | ~2.0465% | ~$23,118 | +5.8% |
| 2027 | ~$1,194,623 | ~$1,194,623 | ~2.0465% | ~$24,448 | +11.8% |
| 2028 | ~$1,263,349 | ~$1,263,349 | ~2.0465% | ~$25,854 | +18.3% |
| 2029 | ~$1,336,030 | ~$1,336,030 | ~2.0465% | ~$27,342 | +25.1% |
| 2030 | ~$1,412,891 | ~$1,412,891 | ~2.0465% | ~$28,915 | +32.3% |
| 2026 | ~$1,172,363 | ~$1,172,363 | ~1.9977% | ~$23,420 | +9.8% |
| 2027 | ~$1,286,703 | ~$1,286,703 | ~1.9488% | ~$25,076 | +20.5% |
| 2028 | ~$1,412,195 | ~$1,412,195 | ~1.9000% | ~$26,832 | +32.2% |
| 2029 | ~$1,549,926 | ~$1,549,926 | ~1.8512% | ~$28,692 | +45.1% |
| 2030 | ~$1,701,090 | ~$1,701,090 | ~1.8024% | ~$30,660 | +59.3% |
In 2025, this property's market value of $1,068,183 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -25% 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 | $1,068,183 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $1,066,145 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $817,369 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $798,730 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $792,371 | $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.