4300 MENCHACA RD TX 78704
| Owner | ALBAR PROPERTIES L P |
|---|---|
| Parcel ID | 0406120229 |
| Short ID | 308327 |
| Type | Real |
| Use Code | 83 Service / Repair Garage |
| Valuation | Income |
| Improvement SF | 4,044 SF |
| Land SF | 11,188 SF |
| Acres | 0.257 |
| Year Built | 1975 |
| Legal | LOT C SMITH & SCHOLARS ADDN |
| Neighborhood | 83CEN |
| Land | $671,280 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $671,280 |
| Improvement | $175,109 |
|---|---|
| Total Improvement | $175,109 |
| Market | $846,389 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $846,389 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $846,389 |
| Taxable Value | $846,389 |
|---|
Appreciation: Market value has risen +20.8% from $700,525 (2021) to $846,389 (2025), a CAGR of 4.8% 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 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 $17,321. 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 79% of market value ($671,280 land vs $175,109 improvements), about $60/SF of land. With value concentrated in the land under a ~51-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 $846,389, 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 +4.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,072,144 by 2030, with an estimated annual tax burden around $20,196. 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.
4 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 4,044 SF | ✓ |
| 551 | PAVED AREA | 2,000 SF | ✗ |
| SO | Sketch Only | 932 SF | ✗ |
| 501 | CANOPY | 240 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% | $7,830.79 | $7,830.79 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $4,435.22 | $4,435.22 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,181.11 | $3,181.11 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $998.93 | $998.93 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $875.17 | $875.17 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $17,321.22 | $17,321.22 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $990,383 | $846,389 | +17.0% |
| Assessed Value | $990,383 | $846,389 | +17.0% |
| Land Value | $671,280 | $671,280 | +0.0% |
| Improvement Value | $319,103 | $175,109 | +82.2% |
| Taxable Value | $990,383 | $846,389 | +17.0% |
| Total Tax 2026 = estimate |
~$20,268
Estimated
|
~$17,321
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,088,333 | $990,383 | -97,950 (-9.0%) |
| Taxable Value | $1,015,667 | $990,383 | -25,284 (-2.5%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $990,383 | $671,280 | $319,103 | — | $990,383 | $990,383 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $846,389 | $671,280 | $175,109 | — | $846,389 | $846,389 | ~$17,321 | Partial |
| 2024 | $898,774 | — | — | −$227,494 | $671,280 | $— | $17,195 | Verified |
| 2023 | $703,501 | — | — | −$32,221 | $671,280 | $— | $16,261 | Verified |
| 2022 | $703,501 | — | — | −$200,041 | $503,460 | $— | $13,894 | Verified |
| 2021 | $700,525 | — | — | −$197,065 | $503,460 | $— | $15,313 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +28.6% | +20.0% | 93.3% | Not available | Partial |
| 2025 | -2.4% | -2.4% | ~100% | Not available | Partial |
| 2024 | -3.5% | -3.5% | ~100% | 1.9800% | Verified |
| 2023 | +24.6% | +24.6% | ~100% | 1.8100% | Verified |
| 2022 | +2.6% | +2.6% | ~100% | 1.9300% | Verified |
| 2021 | base year | — | ~100% | 2.1900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +20.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +17.0% | +7.9% | +1.8% | +27.8% | 2024 | -5.8% | 2025 |
| Assessment Ratio | 100.0% | 85.6% | — | 100.0% | 2025 | 71.6% | 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 |
$17,321 | $15,997 | ~$19,021 | $17,321 | 2025 | $13,894 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$887,374 | ~$887,374 | ~2.0139% | ~$17,871 | +4.8% |
| 2027 | ~$930,343 | ~$930,343 | ~1.9814% | ~$18,434 | +9.9% |
| 2028 | ~$975,393 | ~$975,393 | ~1.9488% | ~$19,009 | +15.2% |
| 2029 | ~$1,022,625 | ~$1,022,625 | ~1.9163% | ~$19,596 | +20.8% |
| 2030 | ~$1,072,144 | ~$1,072,144 | ~1.8837% | ~$20,196 | +26.7% |
| 2026 | ~$870,446 | ~$870,446 | ~2.0465% | ~$17,814 | +2.8% |
| 2027 | ~$895,187 | ~$895,187 | ~2.0465% | ~$18,320 | +5.8% |
| 2028 | ~$920,631 | ~$920,631 | ~2.0465% | ~$18,841 | +8.8% |
| 2029 | ~$946,798 | ~$946,798 | ~2.0465% | ~$19,376 | +11.9% |
| 2030 | ~$973,709 | ~$973,709 | ~2.0465% | ~$19,927 | +15.0% |
| 2026 | ~$904,302 | ~$904,302 | ~1.9977% | ~$18,065 | +6.8% |
| 2027 | ~$966,177 | ~$966,177 | ~1.9488% | ~$18,829 | +14.2% |
| 2028 | ~$1,032,286 | ~$1,032,286 | ~1.9000% | ~$19,614 | +22.0% |
| 2029 | ~$1,102,918 | ~$1,102,918 | ~1.8512% | ~$20,417 | +30.3% |
| 2030 | ~$1,178,383 | ~$1,178,383 | ~1.8024% | ~$21,239 | +39.2% |
In 2025, this property's market value of $846,389 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -40% 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 | $846,389 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $898,774 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $703,501 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $703,501 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $700,525 | $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.