4400 MENCHACA RD TX 78745
| Owner | ANGELI 4400 MANCHACA ROAD AUSTIN LLC |
|---|---|
| Parcel ID | 0408111202 |
| Short ID | 509201 |
| Type | Real |
| Use Code | 53 Office Small (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 782 SF |
| Land SF | 15,321 SF |
| Acres | 0.352 |
| Year Built | 1974 |
| Legal | LOT 2 * LESS .007A ALLRED SAM N SUBD |
| Neighborhood | 53SOU |
| Land | $919,260 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $919,260 |
| Improvement | $460,819 |
|---|---|
| Total Improvement | $460,819 |
| Market | $1,380,079 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,380,079 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,380,079 |
| Taxable Value | $1,380,079 |
|---|
Appreciation: Market value has risen +42.3% from $969,800 (2021) to $1,380,079 (2025), a CAGR of 9.2% over 4 years. This is strong appreciation — well above typical inflation. 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 $28,243. 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 67% of market value ($919,260 land vs $460,819 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 $1,380,079, 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 +9.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,145,019 by 2030, with an estimated annual tax burden around $40,407. 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.
5 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 8,590 SF | ✗ |
| 501 | CANOPY | 3,406 SF | ✗ |
| 1ST | 1st Floor | 782 SF | ✓ |
| SO | Sketch Only | 448 SF | ✗ |
| 482 | LIGHT POLES | 3 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% | $12,768.49 | $12,768.49 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $7,231.85 | $7,231.85 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $5,186.96 | $5,186.96 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,628.81 | $1,628.81 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,427.00 | $1,427.00 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $28,243.11 | $28,243.11 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,363,521 | $1,380,079 | -1.2% |
| Assessed Value | $1,363,521 | $1,380,079 | -1.2% |
| Land Value | $919,260 | $919,260 | +0.0% |
| Improvement Value | $444,261 | $460,819 | -3.6% |
| Taxable Value | $1,363,521 | $1,380,079 | -1.2% |
| Total Tax 2026 = estimate |
~$27,904
Estimated
|
~$28,243
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,363,521 | $1,363,521 | +0 (+0.0%) |
| Taxable Value | $1,363,521 | $1,363,521 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,363,521 | $919,260 | $444,261 | — | $1,363,521 | $1,363,521 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,380,079 | $919,260 | $460,819 | — | $1,380,079 | $1,380,079 | ~$28,243 | Partial |
| 2024 | $1,338,186 | — | — | −$418,926 | $919,260 | $— | $27,351 | Verified |
| 2023 | $1,087,726 | — | — | −$168,466 | $919,260 | $— | $24,211 | Verified |
| 2022 | $1,042,091 | — | — | −$352,646 | $689,445 | $— | $21,482 | Verified |
| 2021 | $969,800 | — | — | −$280,355 | $689,445 | $— | $22,683 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -1.2% | -1.2% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | -14.7% | -14.7% | ~100% | 1.9800% | Verified |
| 2023 | +48.7% | +48.7% | ~100% | 1.5000% | Verified |
| 2022 | +4.4% | +4.4% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.3400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +32.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -1.2% | +7.4% | +9.5% | +23.0% | 2024 | -1.2% | 2026 |
| Assessment Ratio | 100.0% | 81.8% | — | 100.0% | 2025 | 66.2% | 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 |
$28,243 | $24,794 | ~$35,212 | $28,243 | 2025 | $21,482 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,507,334 | ~$1,507,334 | ~2.0139% | ~$30,357 | +9.2% |
| 2027 | ~$1,646,322 | ~$1,646,322 | ~1.9814% | ~$32,620 | +19.3% |
| 2028 | ~$1,798,127 | ~$1,798,127 | ~1.9488% | ~$35,043 | +30.3% |
| 2029 | ~$1,963,929 | ~$1,963,929 | ~1.9163% | ~$37,635 | +42.3% |
| 2030 | ~$2,145,019 | ~$2,145,019 | ~1.8837% | ~$40,407 | +55.4% |
| 2026 | ~$1,479,732 | ~$1,479,732 | ~2.0465% | ~$30,282 | +7.2% |
| 2027 | ~$1,586,581 | ~$1,586,581 | ~2.0465% | ~$32,469 | +15.0% |
| 2028 | ~$1,701,145 | ~$1,701,145 | ~2.0465% | ~$34,814 | +23.3% |
| 2029 | ~$1,823,982 | ~$1,823,982 | ~2.0465% | ~$37,328 | +32.2% |
| 2030 | ~$1,955,688 | ~$1,955,688 | ~2.0465% | ~$40,023 | +41.7% |
| 2026 | ~$1,534,935 | ~$1,518,087 | ~1.9977% | ~$30,326 | +11.2% |
| 2027 | ~$1,707,168 | ~$1,669,896 | ~1.9488% | ~$32,544 | +23.7% |
| 2028 | ~$1,898,726 | ~$1,836,885 | ~1.9000% | ~$34,901 | +37.6% |
| 2029 | ~$2,111,778 | ~$2,020,574 | ~1.8512% | ~$37,405 | +53.0% |
| 2030 | ~$2,348,737 | ~$2,222,631 | ~1.8024% | ~$40,060 | +70.2% |
In 2025, this property's market value of $1,380,079 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -3% 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 | $1,380,079 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $1,338,186 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $1,087,726 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $1,042,091 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $969,800 | $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.