5404 MENCHACA RD TX 78745
| Owner | ZAPDAK INC |
|---|---|
| Parcel ID | 0414110102 |
| Short ID | 511073 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 2,400 SF |
| Land SF | 16,000 SF |
| Acres | 0.367 |
| Year Built | 1971 |
| Legal | LOT 5 SAMON ADDN |
| Neighborhood | 32SOU |
| Land | $400,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $400,000 |
| Improvement | $311,301 |
|---|---|
| Total Improvement | $311,301 |
| Market | $711,301 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $711,301 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $711,301 |
| Taxable Value | $711,301 |
|---|
Appreciation: Market value has fallen -11.7% from $805,948 (2021) to $711,301 (2025), a CAGR of -3.1% 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 $14,557. 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 ($400,000 land vs $311,301 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 $711,301, 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 -3.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $608,466 by 2030, with an estimated annual tax burden around $11,462. 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 | 10,000 SF | ✗ |
| 1ST | 1st Floor | 2,400 SF | ✓ |
| 501 | CANOPY | 1,650 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% | $6,580.96 | $6,580.96 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,727.34 | $3,727.34 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,673.39 | $2,673.39 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $839.50 | $839.50 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $735.49 | $735.49 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $14,556.68 | $14,556.68 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $711,301 | $711,301 | +0.0% |
| Assessed Value | $711,301 | $711,301 | +0.0% |
| Land Value | $400,000 | $400,000 | +0.0% |
| Improvement Value | $311,301 | $311,301 | +0.0% |
| Taxable Value | $711,301 | $711,301 | +0.0% |
| Total Tax 2026 = estimate |
~$14,557
Estimated
|
~$14,557
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $742,786 | $711,301 | -31,485 (-4.2%) |
| Taxable Value | $742,786 | $711,301 | -31,485 (-4.2%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $711,301 | $400,000 | $311,301 | — | $711,301 | $711,301 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $711,301 | $400,000 | $311,301 | — | $711,301 | $711,301 | ~$14,557 | Partial |
| 2024 | $707,300 | — | — | −$307,300 | $400,000 | $— | $14,150 | Verified |
| 2023 | $707,300 | — | — | −$307,300 | $400,000 | $— | $12,797 | Verified |
| 2022 | $708,550 | — | — | −$388,550 | $320,000 | $— | $13,969 | Verified |
| 2021 | $805,948 | — | — | −$485,948 | $320,000 | $— | $15,423 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +4.4% | +4.4% | ~100% | Not available | Partial |
| 2025 | -0.4% | -0.4% | ~100% | Not available | Partial |
| 2024 | +0.9% | +0.9% | ~100% | 1.9800% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.8100% | Verified |
| 2022 | -0.2% | -0.2% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 1.9100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +0.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | -2.3% | -3.1% | +0.6% | 2025 | -12.1% | 2022 |
| Assessment Ratio | 100.0% | 66.4% | — | 100.0% | 2025 | 39.7% | 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 |
$14,557 | $14,179 | ~$12,648 | $15,423 | 2021 | $12,797 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$689,430 | ~$689,430 | ~2.0139% | ~$13,885 | -3.1% |
| 2027 | ~$668,231 | ~$668,231 | ~1.9814% | ~$13,240 | -6.1% |
| 2028 | ~$647,684 | ~$647,684 | ~1.9488% | ~$12,622 | -8.9% |
| 2029 | ~$627,769 | ~$627,769 | ~1.9163% | ~$12,030 | -11.7% |
| 2030 | ~$608,466 | ~$608,466 | ~1.8837% | ~$11,462 | -14.5% |
| 2026 | ~$675,736 | ~$675,736 | ~2.0465% | ~$13,829 | -5.0% |
| 2027 | ~$641,949 | ~$641,949 | ~2.0465% | ~$13,137 | -9.8% |
| 2028 | ~$609,852 | ~$609,852 | ~2.0465% | ~$12,481 | -14.3% |
| 2029 | ~$579,359 | ~$579,359 | ~2.0465% | ~$11,856 | -18.5% |
| 2030 | ~$550,391 | ~$550,391 | ~2.0465% | ~$11,264 | -22.6% |
| 2026 | ~$703,656 | ~$703,656 | ~1.9977% | ~$14,057 | -1.1% |
| 2027 | ~$696,093 | ~$696,093 | ~1.9488% | ~$13,566 | -2.1% |
| 2028 | ~$688,611 | ~$688,611 | ~1.9000% | ~$13,084 | -3.2% |
| 2029 | ~$681,210 | ~$681,210 | ~1.8512% | ~$12,611 | -4.2% |
| 2030 | ~$673,888 | ~$673,888 | ~1.8024% | ~$12,146 | -5.3% |
In 2025, this property's market value of $711,301 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -50% 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 | $711,301 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $707,300 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $707,300 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $708,550 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $805,948 | $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.