8701 MENCHACA RD 104 TX
| Owner | VICTOIRE SYSTEMS LLC |
|---|---|
| Parcel ID | 0426191405 |
| Short ID | 938173 |
| Type | Real |
| Use Code | 23 Small Office Condo |
| Valuation | Income |
| Improvement SF | 1,779 SF |
| Land SF | 9,505 SF |
| Acres | 0.218 |
| Year Built | 2020 |
| Legal | UNT 104 BLD 2 TRIO AT MENCHACA CONDOMINIUMS THE PLUS 7.9271 % INT IN COM AREA |
| Neighborhood | 54SOU |
| Land | $95,047 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $95,047 |
| Improvement | $1,040,518 |
|---|---|
| Total Improvement | $1,040,518 |
| Market | $1,135,565 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,135,565 |
| Value Limitation Adjustment (−) (homestead cap) | −$184,432 |
| Net Appraised (assessed) | $951,133 |
| Taxable Value | $951,133 |
|---|
| Total Due | $22,409.52 |
|---|---|
| First Delinquent | — |
Appreciation: Market value has risen +193.1% from $387,413 (2022) to $1,135,565 (2025), a CAGR of 43.1% 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 $19,465. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Assessment Gap: Assessed value ($951,133) is $184,432 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 8% of market value ($95,047 land vs $1,040,518 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 $1,135,565, 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 +43.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $6,817,236 by 2030, with an estimated annual tax burden around $28,855. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
Delinquent Taxes: $22,409.52 in unpaid taxes . These become a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
1 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,779 SF | ✓ |
| Entity | 2024 Rate | 2025 Rate | Rate Effect |
|---|---|---|---|
| City of Austin | 0.4776% | 0.5240% | +441 |
| Travis County | 0.3444% | 0.3758% | +299 |
| Austin ISD | 0.9505% | 0.9252% | -241 |
| Travis Central Health | 0.1080% | 0.1180% | +96 |
| Austin Community College | 0.1013% | 0.1034% | +20 |
Market value changed by 310% in 2024, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
This parcel has unpaid taxes on record. Delinquent taxes are a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
| 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% | $8,799.88 | $— | $8,799.88 |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $4,984.10 | $— | $4,984.10 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,574.79 | $— | $3,574.79 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,122.56 | $— | $1,122.56 |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $983.47 | $— | $983.47 |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $19,464.80 | $0.00 | $19,464.80 |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $655,602 | $1,135,565 | -42.3% |
| Assessed Value | $655,602 | $951,133 | -31.1% |
| Land Value | $95,047 | $95,047 | +0.0% |
| Improvement Value | $560,555 | $1,040,518 | -46.1% |
| Taxable Value | $655,602 | $951,133 | -31.1% |
| Total Tax 2026 = estimate |
~$13,417
Estimated
|
$19,465 | ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $655,602 | $655,602 | +0 (+0.0%) |
| Taxable Value | $655,602 | $655,602 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $655,602 | $95,047 | $560,555 | — | $655,602 | $655,602 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,135,565 | $95,047 | $1,040,518 | −$184,432 | $951,133 | $951,133 | $19,465 | Verified |
| 2024 | $452,343 | — | — | −$357,296 | $95,047 | $— | $15,708 | Verified |
| 2023 | $672,219 | — | — | −$577,172 | $95,047 | $— | $8,184 | Verified |
| 2022 | $387,413 | — | — | −$292,366 | $95,047 | $— | $13,276 | Verified |
| 2021 | $— | — | — | — | $95,047 | $— | $8,433 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -42.3% | -31.1% | ~100% | Not available | Partial |
| 2025 | -38.8% | +20.0% | 83.8% | 1.7100% | Verified |
| 2024 | +310.4% ! | +75.2% | 42.7% | 0.8500% | Verified |
| 2023 | -32.7% | -32.7% | ~100% | 1.8100% | Verified |
| 2022 | -7.0% | -7.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +57.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -42.3% | +37.4% | +64.1% | +151.0% | 2025 | -42.3% | 2026 |
| Assessment Ratio | 100.0% | 48.7% | — | 100.0% | 2026 | 14.1% | 2023 |
| Effective Tax Rate (2025) | 1.7100% | 1.7100% | — | 1.7100% | 2025 | 1.7100% | 2025 |
| Tax Amount | $19,465 | $14,158 | ~$24,817 | $19,465 | 2025 | $8,184 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,625,142 | ~$1,046,246 | ~2.0139% | ~$21,071 | +43.1% |
| 2027 | ~$2,325,790 | ~$1,150,871 | ~1.9814% | ~$22,803 | +104.8% |
| 2028 | ~$3,328,510 | ~$1,265,958 | ~1.9488% | ~$24,671 | +193.1% |
| 2029 | ~$4,763,532 | ~$1,392,554 | ~1.9163% | ~$26,685 | +319.5% |
| 2030 | ~$6,817,236 | ~$1,531,809 | ~1.8837% | ~$28,855 | +500.3% |
| 2026 | ~$1,602,431 | ~$1,046,246 | ~2.0465% | ~$21,411 | +41.1% |
| 2027 | ~$2,261,239 | ~$1,150,871 | ~2.0465% | ~$23,552 | +99.1% |
| 2028 | ~$3,190,903 | ~$1,265,958 | ~2.0465% | ~$25,908 | +181.0% |
| 2029 | ~$4,502,781 | ~$1,392,554 | ~2.0465% | ~$28,498 | +296.5% |
| 2030 | ~$6,354,012 | ~$1,531,809 | ~2.0465% | ~$31,348 | +459.5% |
| 2026 | ~$1,647,853 | ~$1,046,246 | ~1.9977% | ~$20,900 | +45.1% |
| 2027 | ~$2,391,250 | ~$1,150,871 | ~1.9488% | ~$22,429 | +110.6% |
| 2028 | ~$3,470,016 | ~$1,265,958 | ~1.9000% | ~$24,053 | +205.6% |
| 2029 | ~$5,035,447 | ~$1,392,554 | ~1.8512% | ~$25,779 | +343.4% |
| 2030 | ~$7,307,091 | ~$1,531,809 | ~1.8024% | ~$27,609 | +543.5% |
In 2025, this property's market value of $1,135,565 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -20% 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 | $1,135,565 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $452,343 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $672,219 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $387,413 | $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.