6920 MENCHACA RD TX 78745
| Owner | SHORT STOP - K TS AUSTIN INC |
|---|---|
| Parcel ID | 0416180511 |
| Short ID | 325919 |
| Type | Real |
| Use Code | 33 Fast Food Restaurant |
| Valuation | Income |
| Improvement SF | 444 SF |
| Land SF | 165,180 SF |
| Acres | 3.792 |
| Year Built | 1989 |
| Legal | IMPS ONLY ON PARCEL 1 SAFEWAY ADDN NO 11 |
| Neighborhood | 33SOU |
| Land | $3,303,600 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,303,600 |
| Improvement | $589,018 |
|---|---|
| Total Improvement | $589,018 |
| Market | $4,044,412 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $4,044,412 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $4,044,412 |
| Taxable Value | $4,044,412 |
|---|
Appreciation: Market value has fallen -5.7% from $4,289,700 (2021) to $4,044,412 (2025), a CAGR of -1.5% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2024→2025), 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 $82,768. 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 82% of market value ($3,303,600 land vs $589,018 improvements), about $20/SF of land. With value concentrated in the land under a ~37-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 $4,044,412, this parcel sits in the top quartile (≥75th 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 -1.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,757,431 by 2030, with an estimated annual tax burden around $70,780. 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 |
|---|---|---|---|
| 1ST | 1st Floor | 444 SF | ✓ |
| 611 | TERRACE | 289 SF | ✗ |
| 327 | STORAGE COMM'L | 156 SF | ✓ |
| SO | Sketch Only | 98 SF | ✗ |
| 501 | CANOPY | 78 SF | ✗ |
| Unit (prop_id) | Owner | Address | Market Value | Assessed Value | Taxable Value |
|---|---|---|---|---|---|
| 325919 | TEX SAFE ASSOCIATES #721 | 6920 MENCHACA RD 78745 | $3,892,618 | $3,892,618 | $3,892,618 |
| 359429 | SHORT STOP - K TS AUSTIN INC | 6920 MENCHACA RD 78745 | $162,558 | $162,558 | $162,558 |
Market value changed by 97% in 2022, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| 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% | $37,418.90 | $37,418.90 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $21,193.41 | $21,193.41 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $15,200.72 | $15,200.72 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $4,773.33 | $4,773.33 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $4,181.92 | $4,181.92 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $82,768.28 | $82,768.28 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $4,055,176 | $4,044,412 | +0.3% |
| Assessed Value | $4,055,176 | $4,044,412 | +0.3% |
| Land Value | $3,303,600 | $3,303,600 | +0.0% |
| Improvement Value | $589,018 | $589,018 | +0.0% |
| Taxable Value | $4,055,176 | $4,044,412 | +0.3% |
| Total Tax 2026 = estimate |
~$82,989
Estimated
|
~$82,768
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $6,472,096 | $4,055,176 | -2,416,920 (-37.3%) |
| Taxable Value | $4,833,700 | $4,055,176 | -778,524 (-16.1%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $4,055,176 | $3,303,600 | $589,018 | — | $4,055,176 | $4,055,176 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $4,044,412 | $3,303,600 | $589,018 | — | $4,044,412 | $4,044,412 | ~$82,768 | Partial |
| 2024 | $4,298,026 | — | — | −$994,426 | $3,303,600 | $— | $80,152 | Verified |
| 2023 | $4,269,293 | — | — | −$965,693 | $3,303,600 | $— | $77,762 | Verified |
| 2022 | $4,287,467 | — | — | −$2,305,307 | $1,982,160 | $— | $84,315 | Verified |
| 2021 | $4,289,700 | — | — | −$2,307,540 | $1,982,160 | $— | $93,324 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +7.1% | +7.1% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | +1.0% | +1.0% | ~100% | 1.9800% | Verified |
| 2023 | +23.6% | +23.6% | ~100% | 1.8100% | Verified |
| 2022 | -97.1% ! | -97.1% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -96.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.3% | -1.1% | -1.5% | +0.7% | 2024 | -5.9% | 2025 |
| Assessment Ratio | 100.0% | 74.5% | — | 100.0% | 2025 | 46.2% | 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 |
$82,768 | $83,664 | ~$75,468 | $93,324 | 2021 | $77,762 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,985,314 | ~$3,985,314 | ~2.0139% | ~$80,262 | -1.5% |
| 2027 | ~$3,927,079 | ~$3,927,079 | ~1.9814% | ~$77,811 | -2.9% |
| 2028 | ~$3,869,695 | ~$3,869,695 | ~1.9488% | ~$75,414 | -4.3% |
| 2029 | ~$3,813,150 | ~$3,813,150 | ~1.9163% | ~$73,071 | -5.7% |
| 2030 | ~$3,757,431 | ~$3,757,431 | ~1.8837% | ~$70,780 | -7.1% |
| 2026 | ~$3,904,425 | ~$3,904,425 | ~2.0465% | ~$79,903 | -3.5% |
| 2027 | ~$3,769,284 | ~$3,769,284 | ~2.0465% | ~$77,138 | -6.8% |
| 2028 | ~$3,638,820 | ~$3,638,820 | ~2.0465% | ~$74,468 | -10.0% |
| 2029 | ~$3,512,872 | ~$3,512,872 | ~2.0465% | ~$71,890 | -13.1% |
| 2030 | ~$3,391,283 | ~$3,391,283 | ~2.0465% | ~$69,402 | -16.1% |
| 2026 | ~$4,066,202 | ~$4,066,202 | ~1.9977% | ~$81,229 | +0.5% |
| 2027 | ~$4,088,109 | ~$4,088,109 | ~1.9488% | ~$79,671 | +1.1% |
| 2028 | ~$4,110,135 | ~$4,110,135 | ~1.9000% | ~$78,093 | +1.6% |
| 2029 | ~$4,132,279 | ~$4,132,279 | ~1.8512% | ~$76,497 | +2.2% |
| 2030 | ~$4,154,542 | ~$4,154,542 | ~1.8024% | ~$74,880 | +2.7% |
In 2025, this property's market value of $4,044,412 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — +185% above 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 | $4,044,412 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $4,298,026 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $4,269,293 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $4,287,467 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $4,289,700 | $517,750 | $1,142,600 | $2,780,453 | ↑ 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.