4208 MENCHACA RD TX 78704
| Owner | TELVENDING CORP |
|---|---|
| Parcel ID | 0406120315 |
| Short ID | 308340 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 1,924 SF |
| Land SF | 13,300 SF |
| Acres | 0.305 |
| Year Built | 1948 |
| Legal | LOT 21 LESS E16.5 FT AV & LESS W93 FT SIMS E A |
| Neighborhood | 32CEN |
| Land | $798,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $798,000 |
| Improvement | $45,017 |
|---|---|
| Total Improvement | $45,017 |
| Market | $843,017 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $843,017 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $843,017 |
| Taxable Value | $843,017 |
|---|
Appreciation: Market value has risen +26.7% from $665,542 (2021) to $843,017 (2025), a CAGR of 6.1% 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 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 $17,252. 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 ($798,000 land vs $45,017 improvements), about $60/SF of land. With value concentrated in the land under a ~78-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 $843,017, 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 +6.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,132,824 by 2030, with an estimated annual tax burden around $21,339. 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.
11 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 611 | TERRACE | 2,731 SF | ✗ |
| 1ST | 1st Floor | 1,924 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,924 SF | ✗ |
| 511 | DECK | 616 SF | ✗ |
| 513C | DECK COVERD COMM | 448 SF | ✗ |
| 327 | STORAGE COMM'L | 330 SF | ✓ |
| 501 | CANOPY | 160 SF | ✗ |
| 541 | FENCE COMM LF | 120 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 64 SF | ✗ |
| 251 | BATHROOM | 1 SF | ✓ |
| 522C | FIREPLACE COMM | 1 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% | $7,799.59 | $7,799.59 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $4,417.55 | $4,417.55 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,168.44 | $3,168.44 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $994.95 | $994.95 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $871.68 | $871.68 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $17,252.21 | $17,252.21 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $843,017 | $843,017 | +0.0% |
| Assessed Value | $843,017 | $843,017 | +0.0% |
| Land Value | $798,000 | $798,000 | +0.0% |
| Improvement Value | $45,017 | $45,017 | +0.0% |
| Taxable Value | $843,017 | $843,017 | +0.0% |
| Total Tax 2026 = estimate |
~$17,252
Estimated
|
~$17,252
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $846,023 | $843,017 | -3,006 (-0.4%) |
| Taxable Value | $846,023 | $843,017 | -3,006 (-0.4%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $843,017 | $798,000 | $45,017 | — | $843,017 | $843,017 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $843,017 | $798,000 | $45,017 | — | $843,017 | $843,017 | ~$17,252 | Partial |
| 2024 | $844,900 | — | — | −$46,900 | $798,000 | $— | $16,744 | Verified |
| 2023 | $666,724 | — | — | — | $798,000 ! | $— | $15,286 | Verified |
| 2022 | $666,296 | — | — | −$67,796 | $598,500 | $— | $13,167 | Verified |
| 2021 | $665,542 | — | — | −$67,042 | $598,500 | $— | $14,503 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.4% | +0.4% | ~100% | Not available | Partial |
| 2025 | -0.2% | -0.2% | ~100% | Not available | Partial |
| 2024 | -5.3% | -5.3% | ~100% | 1.9800% | Verified |
| 2023 | +33.8% | +33.8% | ~100% | 1.7100% | Verified |
| 2022 | +0.1% | +0.1% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +26.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +5.3% | +6.1% | +26.7% | 2024 | -0.2% | 2025 |
| Assessment Ratio | 100.0% | 99.0% | — | 119.7% | 2023 | 89.8% | 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 |
$17,252 | $15,391 | ~$19,646 | $17,252 | 2025 | $13,167 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$894,338 | ~$894,338 | ~2.0139% | ~$18,011 | +6.1% |
| 2027 | ~$948,783 | ~$948,783 | ~1.9814% | ~$18,799 | +12.5% |
| 2028 | ~$1,006,542 | ~$1,006,542 | ~1.9488% | ~$19,616 | +19.4% |
| 2029 | ~$1,067,818 | ~$1,067,818 | ~1.9163% | ~$20,463 | +26.7% |
| 2030 | ~$1,132,824 | ~$1,132,824 | ~1.8837% | ~$21,339 | +34.4% |
| 2026 | ~$877,477 | ~$877,477 | ~2.0465% | ~$17,957 | +4.1% |
| 2027 | ~$913,346 | ~$913,346 | ~2.0465% | ~$18,691 | +8.3% |
| 2028 | ~$950,682 | ~$950,682 | ~2.0465% | ~$19,456 | +12.8% |
| 2029 | ~$989,543 | ~$989,543 | ~2.0465% | ~$20,251 | +17.4% |
| 2030 | ~$1,029,993 | ~$1,029,993 | ~2.0465% | ~$21,079 | +22.2% |
| 2026 | ~$911,198 | ~$911,198 | ~1.9977% | ~$18,203 | +8.1% |
| 2027 | ~$984,893 | ~$984,893 | ~1.9488% | ~$19,194 | +16.8% |
| 2028 | ~$1,064,549 | ~$1,064,549 | ~1.9000% | ~$20,227 | +26.3% |
| 2029 | ~$1,150,647 | ~$1,150,647 | ~1.8512% | ~$21,301 | +36.5% |
| 2030 | ~$1,243,709 | ~$1,243,709 | ~1.8024% | ~$22,416 | +47.5% |
In 2025, this property's market value of $843,017 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -41% 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 | $843,017 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $844,900 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $666,724 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $666,296 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $665,542 | $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.