5401 MENCHACA RD TX 78745
| Owner | KAF II DEVELOPMENT COMPANY |
|---|---|
| Parcel ID | 0413140214 |
| Short ID | 319684 |
| Type | Real |
| Use Code | 48 Convenience Store |
| Valuation | Income |
| Improvement SF | 1,988 SF |
| Land SF | 22,500 SF |
| Acres | 0.517 |
| Year Built | 1970 |
| Legal | LOT 1 CROCKETT COMMERCIAL AREA SEC 2 |
| Neighborhood | 48SOU |
| Land | $562,500 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $562,500 |
| Improvement | $310,523 |
|---|---|
| Total Improvement | $310,523 |
| Market | $873,023 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $873,023 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $873,023 |
| Taxable Value | $873,023 |
|---|
Appreciation: Market value has risen +40.8% from $620,151 (2021) to $873,023 (2025), a CAGR of 8.9% 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 $17,866. 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 64% of market value ($562,500 land vs $310,523 improvements), about $25/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $873,023, 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 +8.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,338,708 by 2030, with an estimated annual tax burden around $25,218. 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 | 9,752 SF | ✗ |
| 1ST | 1st Floor | 1,988 SF | ✓ |
| 501 | CANOPY | 1,328 SF | ✗ |
| 541 | FENCE COMM LF | 100 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% | $8,077.21 | $8,077.21 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $4,574.79 | $4,574.79 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,281.21 | $3,281.21 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,030.37 | $1,030.37 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $902.71 | $902.71 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $17,866.29 | $17,866.29 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $873,023 | $873,023 | +0.0% |
| Assessed Value | $873,023 | $873,023 | +0.0% |
| Land Value | $562,500 | $562,500 | +0.0% |
| Improvement Value | $310,523 | $310,523 | +0.0% |
| Taxable Value | $873,023 | $873,023 | +0.0% |
| Total Tax 2026 = estimate |
~$17,866
Estimated
|
~$17,866
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $889,991 | $873,023 | -16,968 (-1.9%) |
| Taxable Value | $889,991 | $873,023 | -16,968 (-1.9%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $873,023 | $562,500 | $310,523 | — | $873,023 | $873,023 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $873,023 | $562,500 | $310,523 | — | $873,023 | $873,023 | ~$17,866 | Partial |
| 2024 | $800,000 | — | — | −$237,500 | $562,500 | $— | $16,422 | Verified |
| 2023 | $620,000 | — | — | −$57,500 | $562,500 | $— | $14,474 | Verified |
| 2022 | $606,343 | — | — | −$156,343 | $450,000 | $— | $12,245 | Verified |
| 2021 | $620,151 | — | — | −$170,151 | $450,000 | $— | $13,198 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +1.9% | +1.9% | ~100% | Not available | Partial |
| 2025 | +5.4% | +5.4% | ~100% | Not available | Partial |
| 2024 | +3.6% | +3.6% | ~100% | 1.9800% | Verified |
| 2023 | +20.3% | +20.3% | ~100% | 1.8100% | Verified |
| 2022 | +9.7% | +9.7% | ~100% | 1.8400% | Verified |
| 2021 | base year | — | ~100% | 2.1300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +44.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +7.6% | +8.9% | +29.0% | 2024 | -2.2% | 2022 |
| Assessment Ratio | 100.0% | 84.6% | — | 100.0% | 2025 | 70.3% | 2024 |
| 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 |
$17,866 | $14,841 | ~$22,087 | $17,866 | 2025 | $12,245 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$950,950 | ~$950,950 | ~2.0139% | ~$19,152 | +8.9% |
| 2027 | ~$1,035,833 | ~$1,035,833 | ~1.9814% | ~$20,524 | +18.6% |
| 2028 | ~$1,128,293 | ~$1,128,293 | ~1.9488% | ~$21,989 | +29.2% |
| 2029 | ~$1,229,006 | ~$1,229,006 | ~1.9163% | ~$23,551 | +40.8% |
| 2030 | ~$1,338,708 | ~$1,338,708 | ~1.8837% | ~$25,218 | +53.3% |
| 2026 | ~$933,490 | ~$933,490 | ~2.0465% | ~$19,104 | +6.9% |
| 2027 | ~$998,144 | ~$998,144 | ~2.0465% | ~$20,427 | +14.3% |
| 2028 | ~$1,067,277 | ~$1,067,277 | ~2.0465% | ~$21,842 | +22.3% |
| 2029 | ~$1,141,198 | ~$1,141,198 | ~2.0465% | ~$23,354 | +30.7% |
| 2030 | ~$1,220,239 | ~$1,220,239 | ~2.0465% | ~$24,972 | +39.8% |
| 2026 | ~$968,411 | ~$960,325 | ~1.9977% | ~$19,184 | +10.9% |
| 2027 | ~$1,074,220 | ~$1,056,358 | ~1.9488% | ~$20,587 | +23.0% |
| 2028 | ~$1,191,591 | ~$1,161,994 | ~1.9000% | ~$22,078 | +36.5% |
| 2029 | ~$1,321,786 | ~$1,278,193 | ~1.8512% | ~$23,662 | +51.4% |
| 2030 | ~$1,466,206 | ~$1,406,012 | ~1.8024% | ~$25,342 | +67.9% |
In 2025, this property's market value of $873,023 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -38% 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 | $873,023 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $800,000 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $620,000 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $606,343 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $620,151 | $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.