4010 MENCHACA RD TX 78704
| Owner | 4010 MENCHACA RD LLC |
|---|---|
| Parcel ID | 0406120311 |
| Short ID | 308337 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 2,472 SF |
| Land SF | 16,819 SF |
| Acres | 0.386 |
| Year Built | 1949 |
| Legal | ABS 676 SUR 19 RIDDLE C H ACR .371 |
| Neighborhood | 59SCN |
| Land | $1,009,111 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,009,111 |
| Improvement | $209,910 |
|---|---|
| Total Improvement | $209,910 |
| Market | $1,219,021 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,219,021 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,219,021 |
| Taxable Value | $1,219,021 |
|---|
Appreciation: Market value has risen +19.8% from $1,017,967 (2021) to $1,219,021 (2025), a CAGR of 4.6% 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 $24,947. 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 83% of market value ($1,009,111 land vs $209,910 improvements), about $60/SF of land. With value concentrated in the land under a ~77-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 $1,219,021, 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 +4.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,527,067 by 2030, with an estimated annual tax burden around $28,766. 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 |
|---|---|---|---|
| 551 | PAVED AREA | 2,800 SF | ✗ |
| 1ST | 1st Floor | 2,472 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 2,472 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 264 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% | $11,278.38 | $11,278.38 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $6,387.88 | $6,387.88 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,581.63 | $4,581.63 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,438.73 | $1,438.73 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,260.47 | $1,260.47 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $24,947.09 | $24,947.09 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,234,300 | $1,219,021 | +1.3% |
| Assessed Value | $1,234,300 | $1,219,021 | +1.3% |
| Land Value | $1,009,111 | $1,009,111 | +0.0% |
| Improvement Value | $225,189 | $209,910 | +7.3% |
| Taxable Value | $1,234,300 | $1,219,021 | +1.3% |
| Total Tax 2026 = estimate |
~$25,260
Estimated
|
~$24,947
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,697,799 | $1,234,300 | -463,499 (-27.3%) |
| Taxable Value | $1,462,825 | $1,234,300 | -228,525 (-15.6%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,234,300 | $1,009,111 | $225,189 | — | $1,234,300 | $1,234,300 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,219,021 | $1,009,111 | $209,910 | — | $1,219,021 | $1,219,021 | ~$24,947 | Partial |
| 2024 | $1,241,004 | — | — | −$231,893 | $1,009,111 | $— | $27,496 | Verified |
| 2023 | $1,013,699 | — | — | −$4,588 | $1,009,111 | $— | $22,453 | Verified |
| 2022 | $1,027,908 | — | — | −$271,075 | $756,833 | $— | $20,020 | Verified |
| 2021 | $1,017,967 | — | — | −$237,937 | $780,030 | $— | $22,374 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +39.3% | +20.0% | 86.2% | Not available | Partial |
| 2025 | -12.1% | -12.1% | ~100% | Not available | Partial |
| 2024 | +5.1% | +5.1% | ~100% | 1.9800% | Verified |
| 2023 | +30.2% | +30.2% | ~100% | 1.7000% | Verified |
| 2022 | -1.4% | -1.4% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.2000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +18.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +1.3% | +4.3% | +4.4% | +22.4% | 2024 | -1.8% | 2025 |
| Assessment Ratio | 100.0% | 88.5% | — | 100.0% | 2025 | 73.6% | 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 |
$24,947 | $23,458 | ~$27,210 | $27,496 | 2024 | $20,020 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,275,207 | ~$1,275,207 | ~2.0139% | ~$25,682 | +4.6% |
| 2027 | ~$1,333,982 | ~$1,333,982 | ~1.9814% | ~$26,431 | +9.4% |
| 2028 | ~$1,395,466 | ~$1,395,466 | ~1.9488% | ~$27,195 | +14.5% |
| 2029 | ~$1,459,784 | ~$1,459,784 | ~1.9163% | ~$27,974 | +19.8% |
| 2030 | ~$1,527,067 | ~$1,527,067 | ~1.8837% | ~$28,766 | +25.3% |
| 2026 | ~$1,250,826 | ~$1,250,826 | ~2.0465% | ~$25,598 | +2.6% |
| 2027 | ~$1,283,461 | ~$1,283,461 | ~2.0465% | ~$26,266 | +5.3% |
| 2028 | ~$1,316,948 | ~$1,316,948 | ~2.0465% | ~$26,951 | +8.0% |
| 2029 | ~$1,351,308 | ~$1,351,308 | ~2.0465% | ~$27,654 | +10.9% |
| 2030 | ~$1,386,565 | ~$1,386,565 | ~2.0465% | ~$28,376 | +13.7% |
| 2026 | ~$1,299,587 | ~$1,299,587 | ~1.9977% | ~$25,961 | +6.6% |
| 2027 | ~$1,385,478 | ~$1,385,478 | ~1.9488% | ~$27,001 | +13.7% |
| 2028 | ~$1,477,045 | ~$1,477,045 | ~1.9000% | ~$28,064 | +21.2% |
| 2029 | ~$1,574,664 | ~$1,574,664 | ~1.8512% | ~$29,150 | +29.2% |
| 2030 | ~$1,678,735 | ~$1,678,735 | ~1.8024% | ~$30,257 | +37.7% |
In 2025, this property's market value of $1,219,021 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -14% 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 | $1,219,021 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $1,241,004 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $1,013,699 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $1,027,908 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $1,017,967 | $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.