5700 MENCHACA RD AUSTIN, TX 78745
| Owner | CHERRY CREEK PLAZA PARTNERSHIP |
|---|---|
| Parcel ID | 0413160518 |
| Short ID | 319826 |
| Type | Real |
| Use Code | 33 Fast Food Restaurant |
| Valuation | Income |
| Improvement SF | 2,831 SF |
| Land SF | 19,394 SF |
| Acres | 0.445 |
| Year Built | 1975 |
| Legal | LOT B CHERRY CREEK COMMERCIAL SOUTHWEST |
| Neighborhood | 20SOU |
| Land | $581,820 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $581,820 |
| Improvement | $461,699 |
|---|---|
| Total Improvement | $461,699 |
| Market | $1,043,519 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,043,519 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,043,519 |
| Taxable Value | $1,043,519 |
|---|
Appreciation: Market value has risen +79.6% from $580,922 (2021) to $1,043,519 (2025), a CAGR of 15.8% 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 $21,355. 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 56% of market value ($581,820 land vs $461,699 improvements), about $30/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $1,043,519, 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 +15.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,170,094 by 2030, with an estimated annual tax burden around $31,658. 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 | 10,200 SF | ✗ |
| 1ST | 1st Floor | 2,831 SF | ✓ |
| 611 | TERRACE | 700 SF | ✗ |
| 501 | CANOPY | 480 SF | ✗ |
| SO | Sketch Only | 332 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% | $9,654.64 | $9,654.64 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $5,468.22 | $5,468.22 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,922.01 | $3,922.01 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,231.59 | $1,231.59 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,079.00 | $1,079.00 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $21,355.46 | $21,355.46 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,043,519 | $1,043,519 | +0.0% |
| Assessed Value | $1,043,519 | $1,043,519 | +0.0% |
| Land Value | $581,820 | $581,820 | +0.0% |
| Improvement Value | $461,699 | $461,699 | +0.0% |
| Taxable Value | $1,043,519 | $1,043,519 | +0.0% |
| Total Tax 2026 = estimate |
~$21,355
Estimated
|
~$21,355
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,076,096 | $1,043,519 | -32,577 (-3.0%) |
| Taxable Value | $1,076,096 | $1,043,519 | -32,577 (-3.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,043,519 | $581,820 | $461,699 | — | $1,043,519 | $1,043,519 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,043,519 | $581,820 | $461,699 | — | $1,043,519 | $1,043,519 | ~$21,355 | Partial |
| 2024 | $890,812 | — | — | −$308,992 | $581,820 | $— | $17,434 | Verified |
| 2023 | $604,271 | — | — | −$22,451 | $581,820 | $— | $16,117 | Verified |
| 2022 | $584,400 | — | — | −$196,520 | $387,880 | $— | $11,934 | Verified |
| 2021 | $580,922 | — | — | −$193,042 | $387,880 | $— | $12,720 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +3.1% | +3.1% | ~100% | Not available | Partial |
| 2025 | +18.6% | +18.6% | ~100% | Not available | Partial |
| 2024 | -1.2% | -1.2% | ~100% | 1.9800% | Verified |
| 2023 | +47.4% | +47.4% | ~100% | 1.8100% | Verified |
| 2022 | +3.4% | +3.4% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +78.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +13.7% | +15.8% | +47.4% | 2024 | +0.0% | 2026 |
| Assessment Ratio | 100.0% | 82.5% | — | 100.0% | 2025 | 65.3% | 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 |
$21,355 | $15,912 | ~$27,228 | $21,355 | 2025 | $11,934 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,208,081 | ~$1,147,871 | ~2.0139% | ~$23,117 | +15.8% |
| 2027 | ~$1,398,594 | ~$1,262,658 | ~1.9814% | ~$25,018 | +34.0% |
| 2028 | ~$1,619,151 | ~$1,388,924 | ~1.9488% | ~$27,068 | +55.2% |
| 2029 | ~$1,874,489 | ~$1,527,816 | ~1.9163% | ~$29,277 | +79.6% |
| 2030 | ~$2,170,094 | ~$1,680,598 | ~1.8837% | ~$31,658 | +108.0% |
| 2026 | ~$1,187,210 | ~$1,147,871 | ~2.0465% | ~$23,491 | +13.8% |
| 2027 | ~$1,350,688 | ~$1,262,658 | ~2.0465% | ~$25,840 | +29.4% |
| 2028 | ~$1,536,676 | ~$1,388,924 | ~2.0465% | ~$28,424 | +47.3% |
| 2029 | ~$1,748,275 | ~$1,527,816 | ~2.0465% | ~$31,267 | +67.5% |
| 2030 | ~$1,989,011 | ~$1,680,598 | ~2.0465% | ~$34,393 | +90.6% |
| 2026 | ~$1,228,951 | ~$1,147,871 | ~1.9977% | ~$22,931 | +17.8% |
| 2027 | ~$1,447,335 | ~$1,262,658 | ~1.9488% | ~$24,607 | +38.7% |
| 2028 | ~$1,704,524 | ~$1,388,924 | ~1.9000% | ~$26,390 | +63.3% |
| 2029 | ~$2,007,417 | ~$1,527,816 | ~1.8512% | ~$28,283 | +92.4% |
| 2030 | ~$2,364,132 | ~$1,680,598 | ~1.8024% | ~$30,291 | +126.6% |
In 2025, this property's market value of $1,043,519 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -26% 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 | $1,043,519 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $890,812 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $604,271 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $584,400 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $580,922 | $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.