4005 MENCHACA RD TX 78704
| Owner | CK & TL LP |
|---|---|
| Parcel ID | 0406100109 |
| Short ID | 308103 |
| Type | Real |
| Use Code | 53 Office Small (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 9,504 SF |
| Land SF | 20,909 SF |
| Acres | 0.480 |
| Year Built | 1986 |
| Legal | .48AC OF LOT 31 THEODORE LOW HEIGHTS |
| Neighborhood | 53SCN |
| Land | $1,254,528 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,254,528 |
| Improvement | $1,345,472 |
|---|---|
| Total Improvement | $1,345,472 |
| Market | $2,600,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,600,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,600,000 |
| Taxable Value | $2,600,000 |
|---|
Appreciation: Market value has risen +37.4% from $1,892,012 (2021) to $2,600,000 (2025), a CAGR of 8.3% over 4 years. This is strong appreciation — well above typical inflation. 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 $53,209. 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 48% of market value ($1,254,528 land vs $1,345,472 improvements), about $60/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $2,600,000, this parcel sits in the upper-middle (50th–75th 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 +8.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,868,434 by 2030, with an estimated annual tax burden around $72,871. 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.
5 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 5,866 SF | ✗ |
| 1ST | 1st Floor | 5,144 SF | ✓ |
| 2ND | 2nd Floor | 4,360 SF | ✓ |
| 611 | TERRACE | 4,268 SF | ✗ |
| SO | Sketch Only | 20 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% | $24,055.20 | $24,055.20 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $13,624.44 | $13,624.44 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $9,771.97 | $9,771.97 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,068.60 | $3,068.60 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,688.40 | $2,688.40 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $53,208.61 | $53,208.61 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,600,000 | $2,600,000 | +0.0% |
| Assessed Value | $2,600,000 | $2,600,000 | +0.0% |
| Land Value | $1,254,528 | $1,254,528 | +0.0% |
| Improvement Value | $1,345,472 | $1,345,472 | +0.0% |
| Taxable Value | $2,600,000 | $2,600,000 | +0.0% |
| Total Tax 2026 = estimate |
~$53,209
Estimated
|
~$53,209
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,600,000 | $2,600,000 | +0 (+0.0%) |
| Taxable Value | $2,600,000 | $2,600,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,600,000 | $1,254,528 | $1,345,472 | — | $2,600,000 | $2,600,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,600,000 | $1,254,528 | $1,345,472 | — | $2,600,000 | $2,600,000 | ~$53,209 | Partial |
| 2024 | $2,600,000 | — | — | −$1,345,472 | $1,254,528 | $— | $51,527 | Verified |
| 2023 | $1,947,341 | — | — | −$692,813 | $1,254,528 | $— | $47,040 | Verified |
| 2022 | $1,947,341 | — | — | −$1,006,445 | $940,896 | $— | $38,458 | Verified |
| 2021 | $1,892,012 | — | — | −$951,116 | $940,896 | $— | $42,387 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | -9.2% | -9.2% | ~100% | 1.9800% | Verified |
| 2023 | +47.0% | +47.0% | ~100% | 1.6400% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.2400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +33.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +7.3% | +8.3% | +33.5% | 2024 | +0.0% | 2023 |
| Assessment Ratio | 100.0% | 68.5% | — | 100.0% | 2025 | 48.3% | 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 |
$53,209 | $46,524 | ~$64,546 | $53,209 | 2025 | $38,458 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,815,047 | ~$2,815,047 | ~2.0139% | ~$56,693 | +8.3% |
| 2027 | ~$3,047,882 | ~$3,047,882 | ~1.9814% | ~$60,390 | +17.2% |
| 2028 | ~$3,299,973 | ~$3,299,973 | ~1.9488% | ~$64,311 | +26.9% |
| 2029 | ~$3,572,916 | ~$3,572,916 | ~1.9163% | ~$68,467 | +37.4% |
| 2030 | ~$3,868,434 | ~$3,868,434 | ~1.8837% | ~$72,871 | +48.8% |
| 2026 | ~$2,763,047 | ~$2,763,047 | ~2.0465% | ~$56,545 | +6.3% |
| 2027 | ~$2,936,320 | ~$2,936,320 | ~2.0465% | ~$60,091 | +12.9% |
| 2028 | ~$3,120,458 | ~$3,120,458 | ~2.0465% | ~$63,860 | +20.0% |
| 2029 | ~$3,316,143 | ~$3,316,143 | ~2.0465% | ~$67,864 | +27.5% |
| 2030 | ~$3,524,101 | ~$3,524,101 | ~2.0465% | ~$72,120 | +35.5% |
| 2026 | ~$2,867,047 | ~$2,860,000 | ~1.9977% | ~$57,133 | +10.3% |
| 2027 | ~$3,161,523 | ~$3,146,000 | ~1.9488% | ~$61,310 | +21.6% |
| 2028 | ~$3,486,245 | ~$3,460,600 | ~1.9000% | ~$65,752 | +34.1% |
| 2029 | ~$3,844,319 | ~$3,806,660 | ~1.8512% | ~$70,469 | +47.9% |
| 2030 | ~$4,239,171 | ~$4,187,326 | ~1.8024% | ~$75,471 | +63.0% |
In 2025, this property's market value of $2,600,000 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +83% above 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 | $2,600,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $2,600,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,947,341 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,947,341 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,892,012 | $517,750 | $1,142,600 | $2,780,453 | ↑ Above 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.