4001 MENCHACA RD AUSTIN, TX 78704
| Owner | CEDAR AND OAK INCORPORATED |
|---|---|
| Parcel ID | 0406100138 |
| Short ID | 308117 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 2,098 SF |
| Land SF | 30,337 SF |
| Acres | 0.696 |
| Year Built | 1955 |
| Legal | LOT 2 EDWARDS H B RESUB OF PART OF LOT 31 LOW THEODORE HEIGHTS |
| Neighborhood | 59SCN |
| Land | $1,820,220 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,820,220 |
| Improvement | $97,944 |
|---|---|
| Total Improvement | $97,944 |
| Market | $1,918,164 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,918,164 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,918,164 |
| Taxable Value | $1,918,164 |
|---|
Appreciation: Market value has risen +23.9% from $1,548,385 (2021) to $1,918,164 (2025), a CAGR of 5.5% 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 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 $39,255. 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 95% of market value ($1,820,220 land vs $97,944 improvements), about $60/SF of land. With value concentrated in the land under a ~71-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 $1,918,164, 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 +5.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,506,942 by 2030, with an estimated annual tax burden around $47,224. 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 |
|---|---|---|---|
| 551 | PAVED AREA | 2,700 SF | ✗ |
| 1ST | 1st Floor | 2,098 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 2,098 SF | ✗ |
| 327 | STORAGE COMM'L | 1,500 SF | ✓ |
| 011C | PORCH OPEN 1ST COMM | 42 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% | $17,746.85 | $17,746.85 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $10,051.51 | $10,051.51 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $7,209.32 | $7,209.32 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,263.87 | $2,263.87 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,983.38 | $1,983.38 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $39,254.93 | $39,254.93 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,294,221 | $1,918,164 | +19.6% |
| Assessed Value | $2,294,221 | $1,918,164 | +19.6% |
| Land Value | $1,820,220 | $1,820,220 | +0.0% |
| Improvement Value | $474,001 | $97,944 | +384.0% |
| Taxable Value | $2,294,221 | $1,918,164 | +19.6% |
| Total Tax 2026 = estimate |
~$46,951
Estimated
|
~$39,255
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,521,122 | $2,294,221 | -226,901 (-9.0%) |
| Taxable Value | $2,301,797 | $2,294,221 | -7,576 (-0.3%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,294,221 | $1,820,220 | $474,001 | — | $2,294,221 | $2,294,221 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,918,164 | $1,820,220 | $97,944 | — | $1,918,164 | $1,918,164 | ~$39,255 | Partial |
| 2024 | $2,000,000 | — | — | −$179,780 | $1,820,220 | $— | $40,938 | Verified |
| 2023 | $1,490,000 | — | — | — | $1,820,220 ! | $— | $36,185 | Verified |
| 2022 | $1,556,120 | — | — | −$190,955 | $1,365,165 | $— | $29,426 | Verified |
| 2021 | $1,548,385 | — | — | −$183,220 | $1,365,165 | $— | $33,872 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +31.4% | +20.0% | 91.3% | Not available | Partial |
| 2025 | -7.1% | -7.1% | ~100% | Not available | Partial |
| 2024 | -0.9% | -0.9% | ~100% | 1.9800% | Verified |
| 2023 | +39.9% | +39.9% | ~100% | 1.7400% | Verified |
| 2022 | -4.2% | -4.2% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +23.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +19.6% | +9.2% | +2.0% | +34.2% | 2024 | -4.2% | 2023 |
| Assessment Ratio | 100.0% | 98.2% | — | 122.2% | 2023 | 87.7% | 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 |
$39,255 | $35,935 | ~$43,942 | $40,938 | 2024 | $29,426 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,023,659 | ~$2,023,659 | ~2.0139% | ~$40,755 | +5.5% |
| 2027 | ~$2,134,957 | ~$2,134,957 | ~1.9814% | ~$42,302 | +11.3% |
| 2028 | ~$2,252,376 | ~$2,252,376 | ~1.9488% | ~$43,895 | +17.4% |
| 2029 | ~$2,376,252 | ~$2,376,252 | ~1.9163% | ~$45,536 | +23.9% |
| 2030 | ~$2,506,942 | ~$2,506,942 | ~1.8837% | ~$47,224 | +30.7% |
| 2026 | ~$1,985,296 | ~$1,985,296 | ~2.0465% | ~$40,629 | +3.5% |
| 2027 | ~$2,054,778 | ~$2,054,778 | ~2.0465% | ~$42,051 | +7.1% |
| 2028 | ~$2,126,691 | ~$2,126,691 | ~2.0465% | ~$43,522 | +10.9% |
| 2029 | ~$2,201,122 | ~$2,201,122 | ~2.0465% | ~$45,046 | +14.8% |
| 2030 | ~$2,278,157 | ~$2,278,157 | ~2.0465% | ~$46,622 | +18.8% |
| 2026 | ~$2,062,023 | ~$2,062,023 | ~1.9977% | ~$41,192 | +7.5% |
| 2027 | ~$2,216,671 | ~$2,216,671 | ~1.9488% | ~$43,199 | +15.6% |
| 2028 | ~$2,382,917 | ~$2,382,917 | ~1.9000% | ~$45,276 | +24.2% |
| 2029 | ~$2,561,631 | ~$2,561,631 | ~1.8512% | ~$47,421 | +33.5% |
| 2030 | ~$2,753,749 | ~$2,753,749 | ~1.8024% | ~$49,633 | +43.6% |
In 2025, this property's market value of $1,918,164 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +35% 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 | $1,918,164 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $2,000,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,490,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,556,120 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,548,385 | $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.