6218 MENCHACA RD TX 78745
| Owner | JGW LIMITED PARTNERSHIP |
|---|---|
| Parcel ID | 0415170704 |
| Short ID | 323571 |
| Type | Real |
| Use Code | 83 Service / Repair Garage |
| Valuation | Income |
| Improvement SF | 4,000 SF |
| Land SF | 32,751 SF |
| Acres | 0.752 |
| Year Built | 1983 |
| Legal | LOT 11 K & K ADDN |
| Neighborhood | 83SOU |
| Land | $589,518 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $589,518 |
| Improvement | $234,686 |
|---|---|
| Total Improvement | $234,686 |
| Market | $824,204 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $824,204 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $824,204 |
| Taxable Value | $824,204 |
|---|
Appreciation: Market value has risen +36.8% from $602,679 (2021) to $824,204 (2025), a CAGR of 8.1% 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 $16,867. 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 72% of market value ($589,518 land vs $234,686 improvements), about $18/SF of land. With value concentrated in the land under a ~43-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 $824,204, 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 +8.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,218,907 by 2030, with an estimated annual tax burden around $22,961. 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 | 14,460 SF | ✗ |
| 1ST | 1st Floor | 4,000 SF | ✓ |
| SO | Sketch Only | 1,110 SF | ✗ |
| 327 | STORAGE COMM'L | 230 SF | ✓ |
| 501 | CANOPY | 160 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% | $7,625.54 | $7,625.54 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $4,318.97 | $4,318.97 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,097.73 | $3,097.73 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $972.75 | $972.75 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $852.23 | $852.23 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $16,867.22 | $16,867.22 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $910,275 | $824,204 | +10.4% |
| Assessed Value | $910,275 | $824,204 | +10.4% |
| Land Value | $589,518 | $589,518 | +0.0% |
| Improvement Value | $320,757 | $234,686 | +36.7% |
| Taxable Value | $910,275 | $824,204 | +10.4% |
| Total Tax 2026 = estimate |
~$18,629
Estimated
|
~$16,867
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,046,293 | $910,275 | -136,018 (-13.0%) |
| Taxable Value | $989,045 | $910,275 | -78,770 (-8.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $910,275 | $589,518 | $320,757 | — | $910,275 | $910,275 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $824,204 | $589,518 | $234,686 | — | $824,204 | $824,204 | ~$16,867 | Partial |
| 2024 | $975,000 | — | — | −$385,482 | $589,518 | $— | $17,667 | Verified |
| 2023 | $610,000 | — | — | −$20,482 | $589,518 | $— | $17,640 | Verified |
| 2022 | $621,879 | — | — | −$297,644 | $324,235 | $— | $12,047 | Verified |
| 2021 | $602,679 | — | — | −$278,444 | $324,235 | $— | $13,536 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +26.9% | +20.0% | 94.5% | Not available | Partial |
| 2025 | -7.5% | -7.5% | ~100% | Not available | Partial |
| 2024 | -8.6% | -8.6% | ~100% | 1.9800% | Verified |
| 2023 | +55.7% | +55.7% | ~100% | 1.8100% | Verified |
| 2022 | +0.7% | +0.7% | ~100% | 1.9200% | Verified |
| 2021 | base year | — | ~100% | 2.2500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +32.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +10.4% | +11.2% | +6.1% | +59.8% | 2024 | -15.5% | 2025 |
| Assessment Ratio | 100.0% | 77.2% | — | 100.0% | 2025 | 52.1% | 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 |
$16,867 | $15,551 | ~$20,384 | $17,667 | 2024 | $12,047 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$891,296 | ~$891,296 | ~2.0139% | ~$17,950 | +8.1% |
| 2027 | ~$963,849 | ~$963,849 | ~1.9814% | ~$19,098 | +16.9% |
| 2028 | ~$1,042,308 | ~$1,042,308 | ~1.9488% | ~$20,313 | +26.5% |
| 2029 | ~$1,127,154 | ~$1,127,154 | ~1.9163% | ~$21,600 | +36.8% |
| 2030 | ~$1,218,907 | ~$1,218,907 | ~1.8837% | ~$22,961 | +47.9% |
| 2026 | ~$874,812 | ~$874,812 | ~2.0465% | ~$17,903 | +6.1% |
| 2027 | ~$928,527 | ~$928,527 | ~2.0465% | ~$19,002 | +12.7% |
| 2028 | ~$985,540 | ~$985,540 | ~2.0465% | ~$20,169 | +19.6% |
| 2029 | ~$1,046,054 | ~$1,046,054 | ~2.0465% | ~$21,407 | +26.9% |
| 2030 | ~$1,110,284 | ~$1,110,284 | ~2.0465% | ~$22,722 | +34.7% |
| 2026 | ~$907,780 | ~$906,624 | ~1.9977% | ~$18,111 | +10.1% |
| 2027 | ~$999,831 | ~$997,287 | ~1.9488% | ~$19,436 | +21.3% |
| 2028 | ~$1,101,215 | ~$1,097,016 | ~1.9000% | ~$20,843 | +33.6% |
| 2029 | ~$1,212,881 | ~$1,206,717 | ~1.8512% | ~$22,339 | +47.2% |
| 2030 | ~$1,335,869 | ~$1,327,389 | ~1.8024% | ~$23,924 | +62.1% |
In 2025, this property's market value of $824,204 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -42% 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 | $824,204 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $975,000 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $610,000 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $621,879 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $602,679 | $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.