8701 MENCHACA RD 102 TX
| Owner | JMB1 LLC |
|---|---|
| Parcel ID | 0426191403 |
| Short ID | 938171 |
| Type | Real |
| Use Code | 23 Small Office Condo |
| Valuation | Income |
| Improvement SF | 1,755 SF |
| Land SF | 7,400 SF |
| Acres | 0.170 |
| Year Built | 2020 |
| Legal | UNT 102 BLD 2 TRIO AT MENCHACA CONDOMINIUMS THE PLUS 7.8202 % INT IN COM AREA |
| Neighborhood | 54SOU |
| Land | $73,997 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $73,997 |
| Improvement | $728,916 |
|---|---|
| Total Improvement | $728,916 |
| Market | $802,913 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $802,913 |
| Value Limitation Adjustment (−) (homestead cap) | −$68,460 |
| Net Appraised (assessed) | $734,453 |
| Taxable Value | $734,453 |
|---|
Appreciation: Market value has risen +149.6% from $321,692 (2022) to $802,913 (2025), a CAGR of 35.6% over 3 years. This is strong appreciation — well above typical inflation. 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 +16.6%, 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 $15,030. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Assessment Gap: Assessed value ($734,453) is $68,460 below market value, suggesting potential for an upward assessment in future years.
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 9% of market value ($73,997 land vs $728,916 improvements), about $10/SF of land. Most value sits in the improvements, so building condition, age (~6 yrs), and rent roll drive the underwriting.
Submarket Position: At $802,913, 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 +35.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,687,360 by 2030, with an estimated annual tax burden around $22,282. 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 |
|---|---|---|---|
| 1ST | 1st Floor | 1,755 SF | ✓ |
Market value changed by 83% in 2024, 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% | $6,795.16 | $6,795.16 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,848.66 | $3,848.66 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,760.40 | $2,760.40 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $866.82 | $866.82 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $759.42 | $759.42 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $15,030.46 | $15,030.46 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $570,561 | $802,913 | -28.9% |
| Assessed Value | $570,561 | $734,453 | -22.3% |
| Land Value | $73,997 | $73,997 | +0.0% |
| Improvement Value | $496,564 | $728,916 | -31.9% |
| Taxable Value | $570,561 | $734,453 | -22.3% |
| Total Tax 2026 = estimate |
~$11,676
Estimated
|
~$15,030
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $626,990 | $570,561 | -56,429 (-9.0%) |
| Taxable Value | $626,990 | $570,561 | -56,429 (-9.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $570,561 | $73,997 | $496,564 | — | $570,561 | $570,561 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $802,913 | $73,997 | $728,916 | −$68,460 | $734,453 | $734,453 | ~$15,030 | Partial |
| 2024 | $426,473 | — | — | −$352,476 | $73,997 | $— | $12,130 | Verified |
| 2023 | $643,382 | — | — | −$569,385 | $73,997 | $— | $7,716 | Verified |
| 2022 | $321,692 | — | — | −$247,695 | $73,997 | $— | $12,706 | Verified |
| 2021 | $— | — | — | — | $93,765 | $— | $7,002 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -21.9% | -14.6% | ~100% | Not available | Partial |
| 2025 | +2.8% | +20.0% | 91.5% | Not available | Partial |
| 2024 | +83.1% ! | +43.5% | 78.4% | 1.5500% | Verified |
| 2023 | -33.7% | -33.7% | ~100% | 1.8100% | Verified |
| 2022 | -9.8% | -9.8% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +12.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -28.9% | +31.4% | +46.7% | +100.0% | 2023 | -33.7% | 2024 |
| Assessment Ratio | 100.0% | 48.7% | — | 100.0% | 2026 | 11.5% | 2023 |
| Effective Tax Rate (2025) | 1.8700% | 1.8700% | — | 1.8700% | 2025 | 1.8700% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$15,030 | $11,896 | ~$19,164 | $15,030 | 2025 | $7,716 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,089,125 | ~$807,898 | ~2.0139% | ~$16,271 | +35.6% |
| 2027 | ~$1,477,363 | ~$888,688 | ~1.9814% | ~$17,608 | +84.0% |
| 2028 | ~$2,003,995 | ~$977,557 | ~1.9488% | ~$19,051 | +149.6% |
| 2029 | ~$2,718,355 | ~$1,075,313 | ~1.9163% | ~$20,606 | +238.6% |
| 2030 | ~$3,687,360 | ~$1,182,844 | ~1.8837% | ~$22,282 | +359.2% |
| 2026 | ~$1,073,067 | ~$807,898 | ~2.0465% | ~$16,534 | +33.6% |
| 2027 | ~$1,434,119 | ~$888,688 | ~2.0465% | ~$18,187 | +78.6% |
| 2028 | ~$1,916,654 | ~$977,557 | ~2.0465% | ~$20,006 | +138.7% |
| 2029 | ~$2,561,546 | ~$1,075,313 | ~2.0465% | ~$22,006 | +219.0% |
| 2030 | ~$3,423,423 | ~$1,182,844 | ~2.0465% | ~$24,207 | +326.4% |
| 2026 | ~$1,105,184 | ~$807,898 | ~1.9977% | ~$16,139 | +37.6% |
| 2027 | ~$1,521,249 | ~$888,688 | ~1.9488% | ~$17,319 | +89.5% |
| 2028 | ~$2,093,951 | ~$977,557 | ~1.9000% | ~$18,574 | +160.8% |
| 2029 | ~$2,882,255 | ~$1,075,313 | ~1.8512% | ~$19,906 | +259.0% |
| 2030 | ~$3,967,330 | ~$1,182,844 | ~1.8024% | ~$21,319 | +394.1% |
In 2025, this property's market value of $802,913 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -43% 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 | $802,913 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $426,473 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $643,382 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $321,692 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | — | $517,750 | $1,142,600 | $2,780,453 | — | 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.