6000 MENCHACA RD TX 78745
| Owner | CUCHIA FAMILY LIVING TRUST |
|---|---|
| Parcel ID | 0413160113 |
| Short ID | 319749 |
| Type | Real |
| Use Code | 53 Office Small (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 10,527 SF |
| Land SF | 51,662 SF |
| Acres | 1.186 |
| Year Built | 2021 |
| Legal | LOT 2 BLK A INDEPENDENCE PARK |
| Neighborhood | J9000 |
| Land | $1,033,240 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,033,240 |
| Improvement | $4,122,678 |
|---|---|
| Total Improvement | $4,122,678 |
| Market | $5,155,918 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $5,155,918 |
| Value Limitation Adjustment (−) (homestead cap) | −$1,349,812 |
| Net Appraised (assessed) | $3,806,106 |
| Taxable Value | $3,806,106 |
|---|
Appreciation: Market value has risen +5334.1% from $94,880 (2021) to $5,155,918 (2025), a CAGR of 171.5% 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 Land/Vacant parcel countywide rose +487.2%, so this parcel has outpaced the broader land/vacant 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 $77,891. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Assessment Gap: Assessed value ($3,806,106) is $1,349,812 below market value, suggesting potential for an upward assessment in future years.
Asset Class: Land / Vacant. 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 20% of market value ($1,033,240 land vs $4,122,678 improvements), about $20/SF of land. Most value sits in the improvements, so building condition, age (~5 yrs), and rent roll drive the underwriting.
Submarket Position: At $5,155,918, this parcel sits in the top quartile (≥75th percentile) of Land/Vacant property in Travis County — county median $85,028 (P25 $24,862 / P75 $363,420, n=35,611). Land/Vacant here is the broad TCAD category — every land/vacant 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 +171.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $760,711,810 by 2030, with an estimated annual tax burden around $115,469. 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.
3 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 15,800 SF | ✗ |
| 1ST | 1st Floor | 10,527 SF | ✓ |
| 501 | CANOPY | 1,206 SF | ✗ |
| Entity | 2024 Rate | 2025 Rate | Rate Effect |
|---|---|---|---|
| City of Austin | 0.4776% | 0.5240% | +1,767 |
| Travis County | 0.3444% | 0.3758% | +1,195 |
| Austin ISD | 0.9505% | 0.9252% | -963 |
| Travis Central Health | 0.1080% | 0.1180% | +383 |
| Austin Community College | 0.1013% | 0.1034% | +80 |
Market value changed by 1842% in 2022, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| 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% | $35,214.09 | $28,481.81 | $6,732.28 |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $19,944.64 | $16,131.60 | $3,813.04 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $14,305.06 | $11,570.20 | $2,734.86 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $4,492.08 | $3,633.28 | $858.80 |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $3,935.51 | $3,183.11 | $752.40 |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $77,891.38 | $63,000.00 | $14,891.38 |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $5,016,835 | $5,155,918 | -2.7% |
| Assessed Value | $4,567,327 | $3,806,106 | +20.0% |
| Land Value | $1,033,240 | $1,033,240 | +0.0% |
| Improvement Value | $3,983,595 | $4,122,678 | -3.4% |
| Taxable Value | $4,567,327 | $3,806,106 | +20.0% |
| HS Cap Loss | -$449,508 | — | |
| Total Tax 2026 = estimate |
~$93,470
Estimated
|
$77,891 | ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $5,016,835 | $5,016,835 | +0 (+0.0%) |
| Taxable Value | $4,567,327 | $4,567,327 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $5,016,835 | $1,033,240 | $3,983,595 | −$449,508 | $4,567,327 | $4,567,327 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $5,155,918 | $1,033,240 | $4,122,678 | −$1,349,812 | $3,806,106 | $3,806,106 | $77,891 | Verified |
| 2024 | $3,247,676 | — | — | −$2,214,436 | $1,033,240 | $— | $62,858 | Verified |
| 2023 | $1,842,772 | — | — | −$809,532 | $1,033,240 | $— | $58,758 | Verified |
| 2022 | $— | — | — | — | $619,944 | $— | $36,393 | Verified |
| 2021 | $94,880 | — | — | — | $94,880 | $— | $2,065 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -2.7% | +20.0% | 91.0% | Not available | Partial |
| 2025 | +62.6% | +20.0% | 73.8% | 1.5100% | Verified |
| 2024 | -5.9% | -5.9% | ~100% | 1.9800% | Verified |
| 2023 | +82.9% ! | +82.9% | ~100% | 1.7400% | Verified |
| 2022 | +1842.2% ! | +1842.2% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +5334.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -2.7% | +493.6% | +173.0% | +1842.2% | 2023 | -2.7% | 2026 |
| Assessment Ratio | 91.0% | 70.5% | — | 100.0% | 2021 | 31.8% | 2024 |
| Effective Tax Rate (2025) | 1.5100% | 1.5100% | — | 1.5100% | 2025 | 1.5100% | 2025 |
| Tax Amount | $77,891 | $50,393 | ~$99,310 | $77,891 | 2025 | $2,065 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$13,998,736 | ~$4,186,717 | ~2.0139% | ~$84,318 | +171.5% |
| 2027 | ~$38,007,707 | ~$4,605,388 | ~1.9814% | ~$91,251 | +637.2% |
| 2028 | ~$103,194,012 | ~$5,065,927 | ~1.9488% | ~$98,727 | +1901.5% |
| 2029 | ~$280,180,127 | ~$5,572,520 | ~1.9163% | ~$106,786 | +5334.1% |
| 2030 | ~$760,711,810 | ~$6,129,772 | ~1.8837% | ~$115,469 | +14654.1% |
| 2026 | ~$13,895,618 | ~$4,186,717 | ~2.0465% | ~$85,681 | +169.5% |
| 2027 | ~$37,449,819 | ~$4,605,388 | ~2.0465% | ~$94,249 | +626.3% |
| 2028 | ~$100,930,307 | ~$5,065,927 | ~2.0465% | ~$103,673 | +1857.6% |
| 2029 | ~$272,015,377 | ~$5,572,520 | ~2.0465% | ~$114,041 | +5175.8% |
| 2030 | ~$733,103,544 | ~$6,129,772 | ~2.0465% | ~$125,445 | +14118.7% |
| 2026 | ~$14,101,855 | ~$4,186,717 | ~1.9977% | ~$83,636 | +173.5% |
| 2027 | ~$38,569,718 | ~$4,605,388 | ~1.9488% | ~$89,752 | +648.1% |
| 2028 | ~$105,491,314 | ~$5,065,927 | ~1.9000% | ~$96,253 | +1946.0% |
| 2029 | ~$288,527,315 | ~$5,572,520 | ~1.8512% | ~$103,158 | +5496.0% |
| 2030 | ~$789,145,651 | ~$6,129,772 | ~1.8024% | ~$110,481 | +15205.6% |
In 2025, this property's market value of $5,155,918 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 61× the county median of $85,028. Land/Vacant here is the broad TCAD category — every land/vacant 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 | $5,155,918 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $3,247,676 | $23,000 | $66,000 | $330,000 | ↑ Top 25% | +0.0% |
| 2023 | $1,842,772 | $25,000 | $71,500 | $271,439 | ↑ Top 25% | +0.0% |
| 2022 | — | $15,000 | $55,000 | $180,463 | — | +100.0% |
| 2021 | $94,880 | $6,000 | $14,480 | $80,000 | ↑ Top 25% | 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.