4016 MENCHACA RD TX 78704
| Owner | 2BWJ HOLDINGS LLC |
|---|---|
| Parcel ID | 0406120324 |
| Short ID | 308349 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 2,429 SF |
| Land SF | 12,285 SF |
| Acres | 0.282 |
| Year Built | 1951 |
| Legal | ABS 676 SUR 19 RIDDLE C H ACR .282 |
| Neighborhood | 59SCN |
| Land | $737,100 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $737,100 |
| Improvement | $352,210 |
|---|---|
| Total Improvement | $352,210 |
| Market | $1,089,310 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,089,310 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,089,310 |
| Taxable Value | $1,089,310 |
|---|
Appreciation: Market value has risen +22.7% from $887,966 (2021) to $1,089,310 (2025), a CAGR of 5.2% over 4 years. This represents moderate, steady growth. Most of this growth came in a single year (2025→2026), 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 $22,293. 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 68% of market value ($737,100 land vs $352,210 improvements), about $60/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $1,089,310, 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 +5.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,406,357 by 2030, with an estimated annual tax burden around $26,492. 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 | 2,429 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 2,429 SF | ✗ |
| 061C | CARPORT ATT 1ST COMM | 280 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 196 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% | $10,078.30 | $10,078.30 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $5,708.17 | $5,708.17 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,094.12 | $4,094.12 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,285.64 | $1,285.64 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,126.35 | $1,126.35 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $22,292.58 | $22,292.58 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,557,386 | $1,089,310 | +43.0% |
| Assessed Value | $1,307,172 | $1,089,310 | +20.0% |
| Land Value | $737,100 | $737,100 | +0.0% |
| Improvement Value | $820,286 | $352,210 | +132.9% |
| Taxable Value | $1,307,172 | $1,089,310 | +20.0% |
| HS Cap Loss | -$250,214 | — | |
| Total Tax 2026 = estimate |
~$26,751
Estimated
|
~$22,293
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,711,413 | $1,557,386 | -154,027 (-9.0%) |
| Taxable Value | $1,307,172 | $1,307,172 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,557,386 | $737,100 | $820,286 | −$250,214 | $1,307,172 | $1,307,172 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,089,310 | $737,100 | $352,210 | — | $1,089,310 | $1,089,310 | ~$22,293 | Partial |
| 2024 | $1,181,559 | — | — | −$444,459 | $737,100 | $— | $23,157 | Verified |
| 2023 | $923,208 | — | — | −$186,108 | $737,100 | $— | $21,377 | Verified |
| 2022 | $901,930 | — | — | −$349,105 | $552,825 | $— | $18,233 | Verified |
| 2021 | $887,966 | — | — | −$335,141 | $552,825 | $— | $19,632 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +57.1% | +20.0% | 76.4% | Not available | Partial |
| 2025 | -6.8% | -6.8% | ~100% | Not available | Partial |
| 2024 | -1.1% | -1.1% | ~100% | 1.9800% | Verified |
| 2023 | +28.0% | +28.0% | ~100% | 1.8100% | Verified |
| 2022 | +2.4% | +2.4% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.2100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +20.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +43.0% | +13.4% | -1.1% | +43.0% | 2026 | -7.8% | 2025 |
| Assessment Ratio | 83.9% | 75.0% | — | 100.0% | 2025 | 61.3% | 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 |
$22,293 | $20,938 | ~$24,768 | $23,157 | 2024 | $18,233 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,146,411 | ~$1,146,411 | ~2.0139% | ~$23,088 | +5.2% |
| 2027 | ~$1,206,505 | ~$1,206,505 | ~1.9814% | ~$23,906 | +10.8% |
| 2028 | ~$1,269,749 | ~$1,269,749 | ~1.9488% | ~$24,745 | +16.6% |
| 2029 | ~$1,336,308 | ~$1,336,308 | ~1.9163% | ~$25,608 | +22.7% |
| 2030 | ~$1,406,357 | ~$1,406,357 | ~1.8837% | ~$26,492 | +29.1% |
| 2026 | ~$1,124,625 | ~$1,124,625 | ~2.0465% | ~$23,015 | +3.2% |
| 2027 | ~$1,161,084 | ~$1,161,084 | ~2.0465% | ~$23,761 | +6.6% |
| 2028 | ~$1,198,726 | ~$1,198,726 | ~2.0465% | ~$24,532 | +10.0% |
| 2029 | ~$1,237,587 | ~$1,237,587 | ~2.0465% | ~$25,327 | +13.6% |
| 2030 | ~$1,277,709 | ~$1,277,709 | ~2.0465% | ~$26,148 | +17.3% |
| 2026 | ~$1,168,197 | ~$1,168,197 | ~1.9977% | ~$23,337 | +7.2% |
| 2027 | ~$1,252,797 | ~$1,252,797 | ~1.9488% | ~$24,415 | +15.0% |
| 2028 | ~$1,343,524 | ~$1,343,524 | ~1.9000% | ~$25,527 | +23.3% |
| 2029 | ~$1,440,821 | ~$1,440,821 | ~1.8512% | ~$26,672 | +32.3% |
| 2030 | ~$1,545,164 | ~$1,545,164 | ~1.8024% | ~$27,850 | +41.8% |
In 2025, this property's market value of $1,089,310 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -23% 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 | $1,089,310 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $1,181,559 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $923,208 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $901,930 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $887,966 | $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.