7731 MENCHACA RD TX 78745
| Owner | CRP-GREP ELAN DAWSON OWNER LP |
|---|---|
| Parcel ID | 0422150139 |
| Short ID | 943158 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | — |
| Land SF | 466,092 SF |
| Acres | 10.700 |
| Year Built | — |
| Legal | LOT 1 BLK A MENCHACA ROAD APARTMENTS |
| Neighborhood | 08SC3 |
| Land | $9,321,840 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $9,321,840 |
| Improvement | $63,968,160 |
|---|---|
| Total Improvement | $63,968,160 |
| Market | $73,290,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $73,290,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $73,290,000 |
| Taxable Value | $73,290,000 |
|---|
Appreciation: Market value has risen +198.9% from $24,523,884 (2023) to $73,290,000 (2025), a CAGR of 72.9% over 2 years. This is strong appreciation — well above typical inflation. Growth has been fairly evenly spread across these years rather than concentrated in one jump. Over the same span, the median Multi-Family parcel countywide fell -15.8%, so this parcel has outpaced 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 $1,499,869. 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 13% of market value ($9,321,840 land vs $63,968,160 improvements), about $20/SF of land. Most value sits in the improvements, so building condition, age, and rent roll drive the underwriting.
Submarket Position: At $73,290,000, 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 +72.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,131,575,127 by 2030, with an estimated annual tax burden around $2,223,462. 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.
1 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| ADDL | Additional Floor | 257,400 SF | ✓ |
Market value changed by 652% 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% | $646,335.47 | $646,335.47 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $366,073.04 | $366,073.04 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $262,561.56 | $262,561.56 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $82,449.69 | $82,449.69 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $72,234.21 | $72,234.21 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $1,429,653.97 | $1,429,653.97 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $65,670,000 | $73,290,000 | -10.4% |
| Assessed Value | $65,670,000 | $73,290,000 | -10.4% |
| Land Value | $9,321,840 | $9,321,840 | +0.0% |
| Improvement Value | $56,348,160 | $63,968,160 | -11.9% |
| Taxable Value | $65,670,000 | $73,290,000 | -10.4% |
| Total Tax 2026 = estimate |
~$1,343,927
Estimated
|
~$1,429,654
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $69,682,139 | $65,670,000 | -4,012,139 (-5.8%) |
| Taxable Value | $69,682,139 | $65,670,000 | -4,012,139 (-5.8%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $65,670,000 | $9,321,840 | $56,348,160 | — | $65,670,000 | $65,670,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $73,290,000 | $9,321,840 | $63,968,160 | — | $73,290,000 | $73,290,000 | ~$1,429,654 | Partial |
| 2024 | $47,522,317 | — | — | −$38,200,477 | $9,321,840 | $— | $1,432,214 | Verified |
| 2023 | $24,523,884 | — | — | −$15,202,044 | $9,321,840 | $— | $859,796 | Verified |
| 2022 | $— | — | — | — | $3,262,644 | $— | $484,328 | Verified |
| 2021 | $— | — | — | — | $3,262,644 | $— | $71,017 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -4.9% | -4.9% | ~100% | Not available | Partial |
| 2025 | -5.1% | -5.1% | ~100% | Not available | Partial |
| 2024 | +62.5% | +62.5% | ~100% | 1.8500% | Verified |
| 2023 | +93.8% ! | +93.8% | ~100% | 1.8100% | Verified |
| 2022 | +651.7% ! | +651.7% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +2146.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -10.4% | +45.9% | +76.9% | +93.8% | 2024 | -10.4% | 2026 |
| Assessment Ratio | 100.0% | 64.4% | — | 100.0% | 2025 | 19.6% | 2024 |
| Effective Tax Rate (2025) | 1.9500% | 1.9500% | — | 1.9500% | 2025 | 1.9500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$1,429,654 | $1,240,555 | ~$1,912,304 | $1,432,214 | 2024 | $859,796 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$126,698,787 | ~$80,619,000 | ~2.0139% | ~$1,623,615 | +72.9% |
| 2027 | ~$219,028,279 | ~$88,680,900 | ~1.9814% | ~$1,757,113 | +198.9% |
| 2028 | ~$378,641,249 | ~$97,548,990 | ~1.9488% | ~$1,901,073 | +416.6% |
| 2029 | ~$654,569,339 | ~$107,303,889 | ~1.9163% | ~$2,056,255 | +793.1% |
| 2030 | ~$1,131,575,127 | ~$118,034,278 | ~1.8837% | ~$2,223,462 | +1444.0% |
| 2026 | ~$125,232,987 | ~$80,619,000 | ~2.0465% | ~$1,649,856 | +70.9% |
| 2027 | ~$213,989,643 | ~$88,680,900 | ~2.0465% | ~$1,814,841 | +192.0% |
| 2028 | ~$365,651,005 | ~$97,548,990 | ~2.0465% | ~$1,996,325 | +398.9% |
| 2029 | ~$624,799,665 | ~$107,303,889 | ~2.0465% | ~$2,195,958 | +752.5% |
| 2030 | ~$1,067,615,337 | ~$118,034,278 | ~2.0465% | ~$2,415,554 | +1356.7% |
| 2026 | ~$128,164,587 | ~$80,619,000 | ~1.9977% | ~$1,610,495 | +74.9% |
| 2027 | ~$224,125,546 | ~$88,680,900 | ~1.9488% | ~$1,728,248 | +205.8% |
| 2028 | ~$391,935,571 | ~$97,548,990 | ~1.9000% | ~$1,853,447 | +434.8% |
| 2029 | ~$685,390,373 | ~$107,303,889 | ~1.8512% | ~$1,986,403 | +835.2% |
| 2030 | ~$1,198,564,250 | ~$118,034,278 | ~1.8024% | ~$2,127,416 | +1535.4% |
In 2025, this property's market value of $73,290,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 141× 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 | $73,290,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $47,522,317 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $24,523,884 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | — | $506,618 | $615,058 | $906,429 | — | +39.1% |
| 2021 | — | $300,453 | $376,850 | $539,896 | — | 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.