8807 MENCHACA RD AUSTIN, TX 78748
| Owner | WIJENAYAKE THIRANJANI & SUNIL |
|---|---|
| Parcel ID | 0426190805 |
| Short ID | 341915 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 3,540 SF |
| Land SF | 44,257 SF |
| Acres | 1.016 |
| Year Built | 1980 |
| Legal | LOT A * LESS W 22.5'AV JACKSON ESTATES |
| Neighborhood | 59SOU |
| Land | $442,570 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $442,570 |
| Improvement | $824,408 |
|---|---|
| Total Improvement | $824,408 |
| Market | $1,266,978 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,266,978 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,266,978 |
| Taxable Value | $1,266,978 |
|---|
Appreciation: Market value has risen +47.1% from $861,172 (2021) to $1,266,978 (2025), a CAGR of 10.1% over 4 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 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 $25,929. 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 35% of market value ($442,570 land vs $824,408 improvements), about $10/SF of land. Most value sits in the improvements, so building condition, age (~46 yrs), and rent roll drive the underwriting.
Submarket Position: At $1,266,978, 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 +10.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,052,901 by 2030, with an estimated annual tax burden around $38,437. 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.
9 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 3,540 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 3,540 SF | ✗ |
| 551 | PAVED AREA | 3,200 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 636 SF | ✗ |
| 435 | FENCE IRON LF | 600 SF | ✗ |
| 602 | POOL RES CONC | 528 SF | ✗ |
| 327 | STORAGE COMM'L | 360 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
| 522C | FIREPLACE COMM | 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% | $11,722.08 | $11,722.08 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $6,639.18 | $6,639.18 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,761.87 | $4,761.87 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,495.33 | $1,495.33 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,310.06 | $1,310.06 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $25,928.52 | $25,928.52 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,409,390 | $1,266,978 | +11.2% |
| Assessed Value | $1,409,390 | $1,266,978 | +11.2% |
| Land Value | $442,570 | $442,570 | +0.0% |
| Improvement Value | $966,820 | $824,408 | +17.3% |
| Taxable Value | $1,409,390 | $1,266,978 | +11.2% |
| Total Tax 2026 = estimate |
~$28,843
Estimated
|
~$25,929
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,665,001 | $1,409,390 | -255,611 (-15.4%) |
| Taxable Value | $1,520,374 | $1,409,390 | -110,984 (-7.3%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,409,390 | $442,570 | $966,820 | — | $1,409,390 | $1,409,390 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,266,978 | $442,570 | $824,408 | — | $1,266,978 | $1,266,978 | ~$25,929 | Partial |
| 2024 | $1,252,400 | — | — | −$809,830 | $442,570 | $— | $29,784 | Verified |
| 2023 | $1,118,174 | — | — | −$675,604 | $442,570 | $— | $22,659 | Verified |
| 2022 | $1,019,263 | — | — | −$576,693 | $442,570 | $— | $22,083 | Verified |
| 2021 | $861,172 | — | — | −$551,373 | $309,799 | $— | $22,186 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +31.4% | +20.0% | 91.3% | Not available | Partial |
| 2025 | -25.8% | -15.7% | ~100% | Not available | Partial |
| 2024 | +36.4% | +20.0% | 88.0% | 1.7400% | Verified |
| 2023 | +12.0% | +12.0% | ~100% | 1.8100% | Verified |
| 2022 | +8.2% | +8.2% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.5800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +22.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +11.2% | +10.5% | +7.9% | +18.4% | 2022 | +1.2% | 2025 |
| Assessment Ratio | 100.0% | 59.1% | — | 100.0% | 2025 | 35.3% | 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 |
$25,929 | $24,528 | ~$33,058 | $29,784 | 2024 | $22,083 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,395,368 | ~$1,393,676 | ~2.0139% | ~$28,068 | +10.1% |
| 2027 | ~$1,536,769 | ~$1,533,043 | ~1.9814% | ~$30,376 | +21.3% |
| 2028 | ~$1,692,499 | ~$1,686,348 | ~1.9488% | ~$32,864 | +33.6% |
| 2029 | ~$1,864,010 | ~$1,854,982 | ~1.9163% | ~$35,547 | +47.1% |
| 2030 | ~$2,052,901 | ~$2,040,481 | ~1.8837% | ~$38,437 | +62.0% |
| 2026 | ~$1,370,029 | ~$1,370,029 | ~2.0465% | ~$28,037 | +8.1% |
| 2027 | ~$1,481,461 | ~$1,481,461 | ~2.0465% | ~$30,318 | +16.9% |
| 2028 | ~$1,601,957 | ~$1,601,957 | ~2.0465% | ~$32,784 | +26.4% |
| 2029 | ~$1,732,254 | ~$1,732,254 | ~2.0465% | ~$35,450 | +36.7% |
| 2030 | ~$1,873,148 | ~$1,873,148 | ~2.0465% | ~$38,334 | +47.8% |
| 2026 | ~$1,420,708 | ~$1,393,676 | ~1.9977% | ~$27,841 | +12.1% |
| 2027 | ~$1,593,091 | ~$1,533,043 | ~1.9488% | ~$29,877 | +25.7% |
| 2028 | ~$1,786,390 | ~$1,686,348 | ~1.9000% | ~$32,041 | +41.0% |
| 2029 | ~$2,003,143 | ~$1,854,982 | ~1.8512% | ~$34,339 | +58.1% |
| 2030 | ~$2,246,196 | ~$2,040,481 | ~1.8024% | ~$36,777 | +77.3% |
In 2025, this property's market value of $1,266,978 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -11% 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 | $1,266,978 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $1,252,400 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $1,118,174 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $1,019,263 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $861,172 | $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.