5700 MENCHACA RD TX 78745
| Owner | CHERRY CREEK PLAZA PARTNERSHIP |
|---|---|
| Parcel ID | 0413160517 |
| Short ID | 319824 |
| Type | Real |
| Use Code | 42 Neighborhood Shopping Center |
| Valuation | Income |
| Improvement SF | 94,488 SF |
| Land SF | 371,937 SF |
| Acres | 8.538 |
| Year Built | 1973 |
| Legal | LOT 1A *RESUB OF LOT 1 BLK B CHERRY CREEK COMMERCIAL |
| Neighborhood | 43SOU |
| Land | $7,438,740 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $7,438,740 |
| Improvement | $1,133,870 |
|---|---|
| Total Improvement | $1,133,870 |
| Market | $8,572,610 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $8,572,610 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $8,572,610 |
| Taxable Value | $8,572,610 |
|---|
Appreciation: Market value has fallen -10.7% from $9,603,000 (2021) to $8,572,610 (2025), a CAGR of -2.8% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2021→2022), 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 $175,437. 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 87% of market value ($7,438,740 land vs $1,133,870 improvements), about $20/SF of land. With value concentrated in the land under a ~53-year-old structure, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $8,572,610, this parcel sits in the top quartile (≥75th 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 -2.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $7,438,678 by 2030, with an estimated annual tax burden around $140,126. 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.
12 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 280,000 SF | ✗ |
| 491 | SPRINKLER HEADS | 99,070 SF | ✗ |
| 1ST | 1st Floor | 94,488 SF | ✓ |
| 501 | CANOPY | 10,052 SF | ✗ |
| 611 | TERRACE | 9,072 SF | ✗ |
| CONC | Concourse | 4,270 SF | ✓ |
| MEZZ | Mezzanine | 783 SF | ✓ |
| 541 | FENCE COMM LF | 600 SF | ✗ |
| 327 | STORAGE COMM'L | 331 SF | ✓ |
| 404 | KIOSK (RETAIL) | 240 SF | ✓ |
| 482 | LIGHT POLES | 8 SF | ✓ |
| 280 | OBS GARBAGE BIN | 1 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% | $79,313.79 | $79,313.79 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $44,921.93 | $44,921.93 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $32,219.73 | $32,219.73 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $10,117.65 | $10,117.65 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $8,864.08 | $8,864.08 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $175,437.18 | $175,437.18 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $8,637,442 | $8,572,610 | +0.8% |
| Assessed Value | $8,637,442 | $8,572,610 | +0.8% |
| Land Value | $7,438,740 | $7,438,740 | +0.0% |
| Improvement Value | $1,198,702 | $1,133,870 | +5.7% |
| Taxable Value | $8,637,442 | $8,572,610 | +0.8% |
| Total Tax 2026 = estimate |
~$176,764
Estimated
|
~$175,437
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $8,637,442 | $8,637,442 | +0 (+0.0%) |
| Taxable Value | $8,637,442 | $8,637,442 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $8,637,442 | $7,438,740 | $1,198,702 | — | $8,637,442 | $8,637,442 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $8,572,610 | $7,438,740 | $1,133,870 | — | $8,572,610 | $8,572,610 | ~$175,437 | Partial |
| 2024 | $8,406,000 | — | — | −$967,260 | $7,438,740 | $— | $177,253 | Verified |
| 2023 | $8,250,000 | — | — | −$811,260 | $7,438,740 | $— | $152,085 | Verified |
| 2022 | $8,047,657 | — | — | −$3,584,413 | $4,463,244 | $— | $162,931 | Verified |
| 2021 | $9,603,000 | — | — | −$5,139,756 | $4,463,244 | $— | $175,172 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.8% | +0.8% | ~100% | Not available | Partial |
| 2025 | -4.2% | -4.2% | ~100% | Not available | Partial |
| 2024 | +6.4% | +6.4% | ~100% | 1.9800% | Verified |
| 2023 | +1.9% | +1.9% | ~100% | 1.8100% | Verified |
| 2022 | +2.5% | +2.5% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 1.8200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +6.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.8% | -1.8% | -2.9% | +2.5% | 2023 | -16.2% | 2022 |
| Assessment Ratio | 100.0% | 80.1% | — | 100.0% | 2025 | 46.5% | 2021 |
| 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 |
$175,437 | $168,576 | ~$153,702 | $177,253 | 2024 | $152,085 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$8,332,774 | ~$8,332,774 | ~2.0139% | ~$167,817 | -2.8% |
| 2027 | ~$8,099,648 | ~$8,099,648 | ~1.9814% | ~$160,485 | -5.5% |
| 2028 | ~$7,873,044 | ~$7,873,044 | ~1.9488% | ~$153,433 | -8.2% |
| 2029 | ~$7,652,780 | ~$7,652,780 | ~1.9163% | ~$146,650 | -10.7% |
| 2030 | ~$7,438,678 | ~$7,438,678 | ~1.8837% | ~$140,126 | -13.2% |
| 2026 | ~$8,161,322 | ~$8,161,322 | ~2.0465% | ~$167,020 | -4.8% |
| 2027 | ~$7,769,766 | ~$7,769,766 | ~2.0465% | ~$159,007 | -9.4% |
| 2028 | ~$7,396,996 | ~$7,396,996 | ~2.0465% | ~$151,378 | -13.7% |
| 2029 | ~$7,042,110 | ~$7,042,110 | ~2.0465% | ~$144,116 | -17.9% |
| 2030 | ~$6,704,251 | ~$6,704,251 | ~2.0465% | ~$137,201 | -21.8% |
| 2026 | ~$8,504,226 | ~$8,504,226 | ~1.9977% | ~$169,886 | -0.8% |
| 2027 | ~$8,436,388 | ~$8,436,388 | ~1.9488% | ~$164,412 | -1.6% |
| 2028 | ~$8,369,091 | ~$8,369,091 | ~1.9000% | ~$159,014 | -2.4% |
| 2029 | ~$8,302,330 | ~$8,302,330 | ~1.8512% | ~$153,692 | -3.2% |
| 2030 | ~$8,236,102 | ~$8,236,102 | ~1.8024% | ~$148,445 | -3.9% |
In 2025, this property's market value of $8,572,610 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 6× 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 | $8,572,610 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $8,406,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $8,250,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $8,047,657 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $9,603,000 | $517,750 | $1,142,600 | $2,780,453 | ↑ 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.