5426 MENCHACA RD TX 78745
| Owner | SLL MANCHACA APARTMENTS LLC |
|---|---|
| Parcel ID | 0414131302 |
| Short ID | 511095 |
| Type | Real |
| Use Code | 07 Apartment 50–100 Units |
| Valuation | Income |
| Improvement SF | 35,348 SF |
| Land SF | 85,378 SF |
| Acres | 1.960 |
| Year Built | 1973 |
| Legal | LOT 1A *RESUB OF LT 1&4 SAMON ADDN |
| Neighborhood | 08SC2 |
| Land | $1,707,560 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,707,560 |
| Improvement | $5,012,440 |
|---|---|
| Total Improvement | $5,012,440 |
| Market | $6,720,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $6,720,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $6,720,000 |
| Taxable Value | $6,720,000 |
|---|
Appreciation: Market value has risen +16.9% from $5,750,000 (2021) to $6,720,000 (2025), a CAGR of 4.0% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2022→2023), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend. Over the same span, the median Multi-Family parcel countywide rose +37.9%, so this parcel has lagged the broader multi-family 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 $137,524. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Asset Class: Multi-family residential. 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 25% of market value ($1,707,560 land vs $5,012,440 improvements), about $20/SF of land. Most value sits in the improvements, so building condition, age (~53 yrs), and rent roll drive the underwriting.
Submarket Position: At $6,720,000, this parcel sits in the top quartile (≥75th percentile) of Multi-Family property in Travis County — county median $519,778 (P25 $438,669 / P75 $749,859, n=12,584). Multi-Family here is the broad TCAD category — every multi-family 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 +4.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $8,165,750 by 2030, with an estimated annual tax burden around $153,822. 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.
16 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| SO | Sketch Only | 65,595 SF | ✗ |
| 551 | PAVED AREA | 25,200 SF | ✗ |
| 1ST | 1st Floor | 18,185 SF | ✓ |
| 2ND | 2nd Floor | 17,163 SF | ✓ |
| 011C | PORCH OPEN 1ST COMM | 2,650 SF | ✗ |
| 061C | CARPORT ATT 1ST COMM | 684 SF | ✗ |
| 601 | POOL COMM'L | 648 SF | ✗ |
| 012C | PORCH OPEN 2 COMM | 610 SF | ✗ |
| 571C | STORAGE DET COMM | 510 SF | ✓ |
| 511 | DECK | 216 SF | ✗ |
| MISC | Miscellaneous | 6 SF | ✓ |
| 132 | PLBG 5-FIXT AVG | 1 SF | ✓ |
| 269 | OBS RANGE DRP-IN | 1 SF | ✓ |
| 303 | STAIRWAYS FV | 1 SF | ✓ |
| 305 | BALCONY FV | 1 SF | ✓ |
| 531 | OBS FENCE | 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% | $62,173.44 | $62,173.44 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $35,213.94 | $35,213.94 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $25,256.78 | $25,256.78 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $7,931.15 | $7,931.15 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $6,948.48 | $6,948.48 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $137,523.79 | $137,523.79 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $5,909,321 | $6,720,000 | -12.1% |
| Assessed Value | $5,909,321 | $6,720,000 | -12.1% |
| Land Value | $1,707,560 | $1,707,560 | +0.0% |
| Improvement Value | $4,201,761 | $5,012,440 | -16.2% |
| Taxable Value | $5,909,321 | $6,720,000 | -12.1% |
| Total Tax 2026 = estimate |
~$120,933
Estimated
|
~$137,524
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $5,909,321 | $5,909,321 | +0 (+0.0%) |
| Taxable Value | $5,909,321 | $5,909,321 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $5,909,321 | $1,707,560 | $4,201,761 | — | $5,909,321 | $5,909,321 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $6,720,000 | $1,707,560 | $5,012,440 | — | $6,720,000 | $6,720,000 | ~$137,524 | Partial |
| 2024 | $7,800,000 | — | — | −$6,092,440 | $1,707,560 | $— | $136,943 | Verified |
| 2023 | $7,530,000 | — | — | −$5,822,440 | $1,707,560 | $— | $142,028 | Verified |
| 2022 | $6,381,548 | — | — | −$4,673,988 | $1,707,560 | $— | $135,015 | Verified |
| 2021 | $5,750,000 | — | — | −$4,042,440 | $1,707,560 | $— | $131,001 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -12.1% | -12.1% | ~100% | Not available | Partial |
| 2025 | -2.7% | -2.7% | ~100% | Not available | Partial |
| 2024 | -21.9% | -21.9% | ~100% | 1.9800% | Verified |
| 2023 | +16.6% | +16.6% | ~100% | 1.6100% | Verified |
| 2022 | +18.9% | +18.9% | ~100% | 1.7800% | Verified |
| 2021 | base year | — | ~100% | 2.2800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +5.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -12.1% | +1.3% | +6.8% | +18.0% | 2023 | -13.8% | 2025 |
| Assessment Ratio | 100.0% | 50.2% | — | 100.0% | 2025 | 21.9% | 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 |
$137,524 | $136,502 | ~$147,237 | $142,028 | 2023 | $131,001 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$6,987,063 | ~$6,987,063 | ~2.0139% | ~$140,715 | +4.0% |
| 2027 | ~$7,264,739 | ~$7,264,739 | ~1.9814% | ~$143,943 | +8.1% |
| 2028 | ~$7,553,450 | ~$7,553,450 | ~1.9488% | ~$147,205 | +12.4% |
| 2029 | ~$7,853,635 | ~$7,853,635 | ~1.9163% | ~$150,499 | +16.9% |
| 2030 | ~$8,165,750 | ~$8,165,750 | ~1.8837% | ~$153,822 | +21.5% |
| 2026 | ~$6,852,663 | ~$6,852,663 | ~2.0465% | ~$140,239 | +2.0% |
| 2027 | ~$6,987,944 | ~$6,987,944 | ~2.0465% | ~$143,007 | +4.0% |
| 2028 | ~$7,125,896 | ~$7,125,896 | ~2.0465% | ~$145,830 | +6.0% |
| 2029 | ~$7,266,572 | ~$7,266,572 | ~2.0465% | ~$148,709 | +8.1% |
| 2030 | ~$7,410,024 | ~$7,410,024 | ~2.0465% | ~$151,645 | +10.3% |
| 2026 | ~$7,121,463 | ~$7,121,463 | ~1.9977% | ~$142,263 | +6.0% |
| 2027 | ~$7,546,909 | ~$7,546,909 | ~1.9488% | ~$147,077 | +12.3% |
| 2028 | ~$7,997,772 | ~$7,997,772 | ~1.9000% | ~$151,959 | +19.0% |
| 2029 | ~$8,475,571 | ~$8,475,571 | ~1.8512% | ~$156,899 | +26.1% |
| 2030 | ~$8,981,914 | ~$8,981,914 | ~1.8024% | ~$161,887 | +33.7% |
In 2025, this property's market value of $6,720,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 13× the county median of $519,778. Multi-Family here is the broad TCAD category — every multi-family 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 | $6,720,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $7,800,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $7,530,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $6,381,548 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $5,750,000 | $300,453 | $376,850 | $539,896 | ↑ 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.