5532 MENCHACA RD TX 78745
| Owner | MANCHACA 2JKG LLC |
|---|---|
| Parcel ID | 0414131305 |
| Short ID | 511098 |
| Type | Real |
| Use Code | 20 Small Store (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 2,142 SF |
| Land SF | 28,642 SF |
| Acres | 0.658 |
| Year Built | 1993 |
| Legal | LOT 2 BLK A CHERRY CREEK COMMERCIAL |
| Neighborhood | 20SOU |
| Land | $859,260 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $859,260 |
| Improvement | $55,740 |
|---|---|
| Total Improvement | $55,740 |
| Market | $915,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $915,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $915,000 |
| Taxable Value | $915,000 |
|---|
| Total Due | $25.00 |
|---|---|
| First Delinquent | — |
Appreciation: Market value has risen +18.8% from $769,963 (2021) to $915,000 (2025), a CAGR of 4.4% 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 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 $18,725. 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 94% of market value ($859,260 land vs $55,740 improvements), about $30/SF of land. With value concentrated in the land under a ~33-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 $915,000, 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 +4.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,135,299 by 2030, with an estimated annual tax burden around $21,386. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
Delinquent Taxes: $25.00 in unpaid taxes . These become a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
2 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 9,650 SF | ✗ |
| 1ST | 1st Floor | 2,142 SF | ✓ |
This parcel has unpaid taxes on record. Delinquent taxes are a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
| 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% | $8,465.58 | $8,465.58 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $4,794.76 | $4,794.76 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,438.98 | $3,438.98 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,079.91 | $1,079.91 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $946.11 | $946.11 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $18,725.34 | $18,725.34 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $850,840 | $915,000 | -7.0% |
| Assessed Value | $850,840 | $915,000 | -7.0% |
| Land Value | $859,260 | $859,260 | +0.0% |
| Improvement Value | — | $55,740 | — |
| Taxable Value | $850,840 | $915,000 | -7.0% |
| Total Tax 2026 = estimate |
~$17,412
Estimated
|
~$18,725
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $895,621 | $850,840 | -44,781 (-5.0%) |
| Taxable Value | $895,621 | $850,840 | -44,781 (-5.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $850,840 | $859,260 | — | — | $850,840 | $850,840 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $915,000 | $859,260 | $55,740 | — | $915,000 | $915,000 | ~$18,725 | Partial |
| 2024 | $929,146 | — | — | −$69,886 | $859,260 | $— | $18,369 | Verified |
| 2023 | $624,826 | — | — | — | $859,260 ! | $— | $16,811 | Verified |
| 2022 | $697,818 | — | — | −$124,978 | $572,840 | $— | $12,340 | Verified |
| 2021 | $769,963 | — | — | −$197,123 | $572,840 | $— | $15,189 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -2.1% | -2.1% | ~100% | Not available | Partial |
| 2025 | -1.3% | -1.3% | ~100% | Not available | Partial |
| 2024 | -0.2% | -0.2% | ~100% | 1.9800% | Verified |
| 2023 | +48.7% | +48.7% | ~100% | 1.8100% | Verified |
| 2022 | -10.5% | -10.5% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 1.9700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +31.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -7.0% | +4.1% | +6.0% | +48.7% | 2024 | -10.5% | 2023 |
| Assessment Ratio | 100.0% | 97.8% | — | 137.5% | 2023 | 74.4% | 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 |
$18,725 | $16,287 | ~$20,305 | $18,725 | 2025 | $12,340 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$955,342 | ~$955,342 | ~2.0139% | ~$19,240 | +4.4% |
| 2027 | ~$997,463 | ~$997,463 | ~1.9814% | ~$19,764 | +9.0% |
| 2028 | ~$1,041,441 | ~$1,041,441 | ~1.9488% | ~$20,296 | +13.8% |
| 2029 | ~$1,087,357 | ~$1,087,357 | ~1.9163% | ~$20,837 | +18.8% |
| 2030 | ~$1,135,299 | ~$1,135,299 | ~1.8837% | ~$21,386 | +24.1% |
| 2026 | ~$937,042 | ~$937,042 | ~2.0465% | ~$19,176 | +2.4% |
| 2027 | ~$959,615 | ~$959,615 | ~2.0465% | ~$19,638 | +4.9% |
| 2028 | ~$982,732 | ~$982,732 | ~2.0465% | ~$20,111 | +7.4% |
| 2029 | ~$1,006,406 | ~$1,006,406 | ~2.0465% | ~$20,596 | +10.0% |
| 2030 | ~$1,030,650 | ~$1,030,650 | ~2.0465% | ~$21,092 | +12.6% |
| 2026 | ~$973,642 | ~$973,642 | ~1.9977% | ~$19,450 | +6.4% |
| 2027 | ~$1,036,042 | ~$1,036,042 | ~1.9488% | ~$20,191 | +13.2% |
| 2028 | ~$1,102,442 | ~$1,102,442 | ~1.9000% | ~$20,947 | +20.5% |
| 2029 | ~$1,173,097 | ~$1,173,097 | ~1.8512% | ~$21,716 | +28.2% |
| 2030 | ~$1,248,281 | ~$1,248,281 | ~1.8024% | ~$22,499 | +36.4% |
In 2025, this property's market value of $915,000 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -35% 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 | $915,000 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $929,146 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $624,826 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $697,818 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $769,963 | $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.