5700 MENCHACA RD TX 78745
| Owner | CHERRY CREEK PLAZA PARTNERSHIP |
|---|---|
| Parcel ID | 0413160519 |
| Short ID | 319827 |
| Type | Real |
| Use Code | 83 Service / Repair Garage |
| Valuation | Income |
| Improvement SF | 1,066 SF |
| Land SF | 10,606 SF |
| Acres | 0.243 |
| Year Built | 1979 |
| Legal | LOT A CHERRY CREEK COMMERCIAL SOUTHWEST |
| Neighborhood | 83SOU |
| Land | $318,180 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $318,180 |
| Improvement | $99,740 |
|---|---|
| Total Improvement | $99,740 |
| Market | $417,920 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $417,920 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $417,920 |
| Taxable Value | $417,920 |
|---|
Appreciation: Market value has risen +34.3% from $311,200 (2021) to $417,920 (2025), a CAGR of 7.6% over 4 years. This represents moderate, steady growth. 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 $8,553. 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 76% of market value ($318,180 land vs $99,740 improvements), about $30/SF of land. With value concentrated in the land under a ~47-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 $417,920, this parcel sits in the bottom quartile (<25th 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 +7.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $604,171 by 2030, with an estimated annual tax burden around $11,381. 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 | 4,380 SF | ✗ |
| 1ST | 1st Floor | 1,066 SF | ✓ |
| SO | Sketch Only | 48 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% | $3,866.60 | $3,866.60 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $2,189.97 | $2,189.97 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,570.73 | $1,570.73 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $493.24 | $493.24 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $432.13 | $432.13 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $8,552.67 | $8,552.67 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $423,308 | $417,920 | +1.3% |
| Assessed Value | $423,308 | $417,920 | +1.3% |
| Land Value | $318,180 | $318,180 | +0.0% |
| Improvement Value | $105,128 | $99,740 | +5.4% |
| Taxable Value | $423,308 | $417,920 | +1.3% |
| Total Tax 2026 = estimate |
~$8,663
Estimated
|
~$8,553
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $470,342 | $423,308 | -47,034 (-10.0%) |
| Taxable Value | $470,342 | $423,308 | -47,034 (-10.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $423,308 | $318,180 | $105,128 | — | $423,308 | $423,308 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $417,920 | $318,180 | $99,740 | — | $417,920 | $417,920 | ~$8,553 | Partial |
| 2024 | $444,075 | — | — | −$125,895 | $318,180 | $— | $8,282 | Verified |
| 2023 | $315,148 | — | — | — | $318,180 ! | $— | $8,034 | Verified |
| 2022 | $315,137 | — | — | −$103,017 | $212,120 | $— | $6,224 | Verified |
| 2021 | $311,200 | — | — | −$99,080 | $212,120 | $— | $6,860 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +12.5% | +12.5% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | -5.9% | -5.9% | ~100% | 1.9800% | Verified |
| 2023 | +40.9% | +40.9% | ~100% | 1.8100% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.2000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +32.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +1.3% | +7.5% | +7.4% | +40.9% | 2024 | -5.9% | 2025 |
| Assessment Ratio | 100.0% | 84.7% | — | 101.0% | 2023 | 67.3% | 2022 |
| 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 |
$8,553 | $7,591 | ~$10,190 | $8,553 | 2025 | $6,224 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$449,890 | ~$449,890 | ~2.0139% | ~$9,060 | +7.6% |
| 2027 | ~$484,306 | ~$484,306 | ~1.9814% | ~$9,596 | +15.9% |
| 2028 | ~$521,355 | ~$521,355 | ~1.9488% | ~$10,160 | +24.7% |
| 2029 | ~$561,238 | ~$561,238 | ~1.9163% | ~$10,755 | +34.3% |
| 2030 | ~$604,171 | ~$604,171 | ~1.8837% | ~$11,381 | +44.6% |
| 2026 | ~$441,532 | ~$441,532 | ~2.0465% | ~$9,036 | +5.6% |
| 2027 | ~$466,478 | ~$466,478 | ~2.0465% | ~$9,546 | +11.6% |
| 2028 | ~$492,833 | ~$492,833 | ~2.0465% | ~$10,086 | +17.9% |
| 2029 | ~$520,677 | ~$520,677 | ~2.0465% | ~$10,656 | +24.6% |
| 2030 | ~$550,095 | ~$550,095 | ~2.0465% | ~$11,258 | +31.6% |
| 2026 | ~$458,249 | ~$458,249 | ~1.9977% | ~$9,154 | +9.6% |
| 2027 | ~$502,469 | ~$502,469 | ~1.9488% | ~$9,792 | +20.2% |
| 2028 | ~$550,956 | ~$550,956 | ~1.9000% | ~$10,468 | +31.8% |
| 2029 | ~$604,123 | ~$604,123 | ~1.8512% | ~$11,183 | +44.6% |
| 2030 | ~$662,420 | ~$662,420 | ~1.8024% | ~$11,939 | +58.5% |
In 2025, this property's market value of $417,920 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -71% 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 | $417,920 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $444,075 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $315,148 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $315,137 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $311,200 | $517,750 | $1,142,600 | $2,780,453 | ↓ Bottom 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.