4025 MENCHACA RD TX 78704
| Owner | LAKE NATALIE |
|---|---|
| Parcel ID | 0406100132 |
| Short ID | 308115 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 2,043 SF |
| Land SF | 28,952 SF |
| Acres | 0.665 |
| Year Built | 1952 |
| Legal | LOT 2 GRUVER-HAYNES SUBD |
| Neighborhood | 59SCN |
| Land | $1,737,120 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,737,120 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,467,022 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,467,022 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,467,022 |
| Taxable Value | $1,467,022 |
|---|
Appreciation: Market value has risen +0.1% from $1,465,427 (2021) to $1,467,022 (2025), a CAGR of 0.0% over 4 years. Growth has been relatively flat for this asset class. 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 lagged 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 $30,022. 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 118% of market value ($1,737,120 land vs $0 improvements), about $60/SF of land. With value concentrated in the land under a ~74-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 $1,467,022, 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 +0.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,469,018 by 2030, with an estimated annual tax burden around $27,673. 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 | 2,043 SF | ✓ |
| 031C | GARAGE DET 1ST COMM | 576 SF | ✓ |
| 011C | PORCH OPEN 1ST COMM | 562 SF | ✗ |
| SO | Sketch Only | 515 SF | ✗ |
| 591 | MASONRY TRIM SF | 290 SF | ✗ |
| 251 | BATHROOM | 2 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% | $13,572.89 | $13,572.89 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $7,687.44 | $7,687.44 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $5,513.73 | $5,513.73 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,731.42 | $1,731.42 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,516.90 | $1,516.90 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $30,022.38 | $30,022.38 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,467,022 | $1,467,022 | +0.0% |
| Assessed Value | $1,467,022 | $1,467,022 | +0.0% |
| Land Value | $1,737,120 | $1,737,120 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $1,467,022 | $1,467,022 | +0.0% |
| Total Tax 2026 = estimate |
~$30,022
Estimated
|
~$30,022
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,273,995 | $1,467,022 | -806,973 (-35.5%) |
| Taxable Value | $1,760,426 | $1,467,022 | -293,404 (-16.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,467,022 | $1,737,120 | — | — | $1,467,022 | $1,467,022 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,467,022 | $1,737,120 | — | — | $1,467,022 | $1,467,022 | ~$30,022 | Partial |
| 2024 | $1,857,100 | — | — | −$119,980 | $1,737,120 | $— | $36,804 | Verified |
| 2023 | $1,404,300 | — | — | — | $1,737,120 ! | $— | $33,600 | Verified |
| 2022 | $1,398,591 | — | — | −$95,751 | $1,302,840 | $— | $27,734 | Verified |
| 2021 | $1,465,427 | — | — | −$162,587 | $1,302,840 | $— | $30,443 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +55.0% | +20.0% | 77.4% | Not available | Partial |
| 2025 | -21.0% | -21.0% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.9800% | Verified |
| 2023 | +32.2% | +32.2% | ~100% | 1.8100% | Verified |
| 2022 | +0.4% | +0.4% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.0800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +4.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +1.4% | +0.0% | +32.2% | 2024 | -21.0% | 2025 |
| Assessment Ratio | 100.0% | 99.9% | — | 123.7% | 2023 | 88.9% | 2021 |
| 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 |
$30,022 | $31,721 | ~$28,613 | $36,804 | 2024 | $27,734 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,467,421 | ~$1,467,421 | ~2.0139% | ~$29,553 | +0.0% |
| 2027 | ~$1,467,820 | ~$1,467,820 | ~1.9814% | ~$29,083 | +0.1% |
| 2028 | ~$1,468,219 | ~$1,468,219 | ~1.9488% | ~$28,613 | +0.1% |
| 2029 | ~$1,468,619 | ~$1,468,619 | ~1.9163% | ~$28,143 | +0.1% |
| 2030 | ~$1,469,018 | ~$1,469,018 | ~1.8837% | ~$27,673 | +0.1% |
| 2026 | ~$1,438,081 | ~$1,438,081 | ~2.0465% | ~$29,430 | -2.0% |
| 2027 | ~$1,409,710 | ~$1,409,710 | ~2.0465% | ~$28,850 | -3.9% |
| 2028 | ~$1,381,899 | ~$1,381,899 | ~2.0465% | ~$28,280 | -5.8% |
| 2029 | ~$1,354,637 | ~$1,354,637 | ~2.0465% | ~$27,722 | -7.7% |
| 2030 | ~$1,327,913 | ~$1,327,913 | ~2.0465% | ~$27,176 | -9.5% |
| 2026 | ~$1,496,761 | ~$1,496,761 | ~1.9977% | ~$29,900 | +2.0% |
| 2027 | ~$1,527,104 | ~$1,527,104 | ~1.9488% | ~$29,761 | +4.1% |
| 2028 | ~$1,558,061 | ~$1,558,061 | ~1.9000% | ~$29,603 | +6.2% |
| 2029 | ~$1,589,646 | ~$1,589,646 | ~1.8512% | ~$29,427 | +8.4% |
| 2030 | ~$1,621,872 | ~$1,621,872 | ~1.8024% | ~$29,232 | +10.6% |
In 2025, this property's market value of $1,467,022 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +3% 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 | $1,467,022 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,857,100 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,404,300 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $1,398,591 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,465,427 | $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.