4804 MENCHACA RD TX 78745
| Owner | SMITH DARRON BLAKE |
|---|---|
| Parcel ID | 0410112027 |
| Short ID | 509592 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 2,019 SF |
| Land SF | 12,534 SF |
| Acres | 0.288 |
| Year Built | 1959 |
| Legal | LOT 29A RESUB OF LTS 28&29 BLK B WESTERN TRAILS SEC 1 |
| Neighborhood | J1105 |
| Land | $418,328 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $418,328 |
| Improvement | $262,320 |
|---|---|
| Total Improvement | $262,320 |
| Market | $680,648 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $680,648 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $680,648 |
| Exemptions (−) (HS) | −$136,130 |
|---|---|
| Taxable Value | $544,518 |
Appreciation: Market value has risen +48.6% from $457,969 (2021) to $680,648 (2025), a CAGR of 10.4% over 4 years. This is strong appreciation — well above typical inflation. Growth has been fairly evenly spread across these years rather than concentrated in one jump. Over the same span, the median Multi-Family parcel countywide rose +37.9%, so this parcel has outpaced the broader multi-family 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 $11,143. Austin ISD is the largest single contributor, at 44.5% of the total 2025 levy.
Asset Class: Multi-family residential. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 61% of market value ($418,328 land vs $262,320 improvements), about $33/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $680,648, this parcel sits in the upper-middle (50th–75th percentile) of Multi-Family property in Travis County — county median $519,778 (P25 $438,669 / P75 $749,859, n=12,584). Multi-Family here is the broad TCAD category — every multi-family 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 +10.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,116,942 by 2030, with an estimated annual tax burden around $20,649. 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.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 2,019 SF | ✗ |
| 1ST | 1st Floor | 1,468 SF | ✓ |
| 2ND | 2nd Floor | 551 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 440 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 252 SF | ✗ |
| 251 | BATHROOM | 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% | $5,002.08 | $5,002.08 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $2,853.37 | $2,853.37 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,046.54 | $2,046.54 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $696.75 | $696.75 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $642.66 | $642.66 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $11,241.40 | $11,241.40 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $436,624 | $680,648 | -35.9% |
| Assessed Value | $436,624 | $680,648 | -35.9% |
| Land Value | $271,913 | $418,328 | -35.0% |
| Improvement Value | $164,711 | $262,320 | -37.2% |
| Taxable Value | $436,624 | $544,518 | -19.8% |
| Exemptions | — | HS | |
| Total Tax 2026 = estimate |
~$8,935
Estimated
|
~$11,241
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $436,624 | $436,624 | +0 (+0.0%) |
| Taxable Value | $436,624 | $436,624 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $436,624 | $271,913 | $164,711 | — | $436,624 | $436,624 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $680,648 | $418,328 | $262,320 | — | $680,648 | $544,518 | ~$11,241 | Partial |
| 2024 | $744,094 | — | — | −$344,094 | $400,000 | $— | $11,084 | Verified |
| 2023 | $616,492 | — | — | −$216,492 | $400,000 | $— | $9,125 | Verified |
| 2022 | $554,310 | — | — | −$154,310 | $400,000 | $— | $9,565 | Verified |
| 2021 | $457,969 | — | — | −$257,969 | $200,000 | $— | $9,677 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -35.9% | -35.9% | ~100% | Not available | Partial |
| 2025 | -0.5% | +1.5% | ~100% | Not available | Partial |
| 2024 | -13.6% | +10.0% | 98.0% | 1.6200% | Verified |
| 2023 | +28.4% | +10.0% | 77.0% | 1.1500% | Verified |
| 2022 | +11.2% | +10.0% | 89.9% | 1.5500% | Verified |
| 2021 | base year | — | 90.9% | 2.1100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +22.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -35.9% | +1.7% | +22.8% | +21.0% | 2022 | -35.9% | 2026 |
| Assessment Ratio | 100.0% | 72.4% | — | 100.0% | 2025 | 43.7% | 2021 |
| Effective Tax Rate (2025) | 1.6500% | 1.6500% | — | 1.6500% | 2025 | 1.6500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$11,241 | $10,138 | ~$17,760 | $11,241 | 2025 | $9,125 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$751,526 | ~$748,713 | ~2.0139% | ~$15,079 | +10.4% |
| 2027 | ~$829,785 | ~$823,584 | ~1.9814% | ~$16,318 | +21.9% |
| 2028 | ~$916,194 | ~$905,942 | ~1.9488% | ~$17,655 | +34.6% |
| 2029 | ~$1,011,601 | ~$996,537 | ~1.9163% | ~$19,097 | +48.6% |
| 2030 | ~$1,116,942 | ~$1,096,190 | ~1.8837% | ~$20,649 | +64.1% |
| 2026 | ~$737,913 | ~$737,913 | ~2.0465% | ~$15,101 | +8.4% |
| 2027 | ~$799,997 | ~$799,997 | ~2.0465% | ~$16,372 | +17.5% |
| 2028 | ~$867,303 | ~$867,303 | ~2.0465% | ~$17,749 | +27.4% |
| 2029 | ~$940,273 | ~$940,273 | ~2.0465% | ~$19,243 | +38.1% |
| 2030 | ~$1,019,381 | ~$1,019,381 | ~2.0465% | ~$20,861 | +49.8% |
| 2026 | ~$765,139 | ~$748,713 | ~1.9977% | ~$14,957 | +12.4% |
| 2027 | ~$860,119 | ~$823,584 | ~1.9488% | ~$16,050 | +26.4% |
| 2028 | ~$966,888 | ~$905,942 | ~1.9000% | ~$17,213 | +42.1% |
| 2029 | ~$1,086,912 | ~$996,537 | ~1.8512% | ~$18,448 | +59.7% |
| 2030 | ~$1,221,834 | ~$1,096,190 | ~1.8024% | ~$19,757 | +79.5% |
In 2025, this property's market value of $680,648 places it in the 50th–75th percentile for Multi-Family properties in Travis County (12584 comparable) — +31% above the county median of $519,778. Multi-Family here is the broad TCAD category — every multi-family 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 | $680,648 | $438,669 | $519,778 | $749,859 | ↑ Above median | -7.5% |
| 2024 | $744,094 | $467,458 | $564,615 | $848,565 | ↑ Above median | -6.3% |
| 2023 | $616,492 | $503,905 | $617,035 | $919,932 | ↓ Below median | +0.9% |
| 2022 | $554,310 | $506,618 | $615,058 | $906,429 | ↓ Below median | +39.1% |
| 2021 | $457,969 | $300,453 | $376,850 | $539,896 | ↑ Above 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.