8701 MENCHACA RD 203 TX
| Owner | P S PROPERTY MANAGEMENT COMPANY INC |
|---|---|
| Parcel ID | 0426191408 |
| Short ID | 938176 |
| Type | Real |
| Use Code | 23 Small Office Condo |
| Valuation | Income |
| Improvement SF | 1,124 SF |
| Land SF | 6,005 SF |
| Acres | 0.138 |
| Year Built | 2020 |
| Legal | UNT 203 BLD 2 TRIO AT MENCHACA CONDOMINIUMS THE PLUS 5.0085 % INT IN COM AREA |
| Neighborhood | 54SOU |
| Land | $60,052 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $60,052 |
| Improvement | $650,434 |
|---|---|
| Total Improvement | $650,434 |
| Market | $710,486 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $710,486 |
| Value Limitation Adjustment (−) (homestead cap) | −$126,165 |
| Net Appraised (assessed) | $584,321 |
| Taxable Value | $584,321 |
|---|
| Total Due | $514.05 |
|---|---|
| First Delinquent | — |
Appreciation: Market value has risen +176.4% from $257,017 (2022) to $710,486 (2025), a CAGR of 40.3% 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 $11,958. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Assessment Gap: Assessed value ($584,321) is $126,165 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 ($60,052 land vs $650,434 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 $710,486, 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 +40.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,868,521 by 2030, with an estimated annual tax burden around $17,727. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
Delinquent Taxes: $514.05 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 |
|---|---|---|---|
| 2ND | 2nd Floor | 1,124 SF | ✓ |
| Entity | 2024 Rate | 2025 Rate | Rate Effect |
|---|---|---|---|
| City of Austin | 0.4776% | 0.5240% | +271 |
| Travis County | 0.3444% | 0.3758% | +183 |
| Austin ISD | 0.9505% | 0.9252% | -148 |
| Travis Central Health | 0.1080% | 0.1180% | +59 |
| Austin Community College | 0.1013% | 0.1034% | +12 |
Market value changed by 276% 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% | $5,406.14 | $5,204.06 | $202.08 |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,061.94 | $2,947.48 | $114.46 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,196.14 | $2,114.05 | $82.09 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $689.63 | $663.85 | $25.78 |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $604.19 | $581.60 | $22.59 |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $11,958.04 | $11,511.04 | $447.00 |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $403,792 | $710,486 | -43.2% |
| Assessed Value | $403,792 | $584,321 | -30.9% |
| Land Value | $60,052 | $60,052 | +0.0% |
| Improvement Value | $343,740 | $650,434 | -47.2% |
| Taxable Value | $403,792 | $584,321 | -30.9% |
| Total Tax 2026 = estimate |
~$8,264
Estimated
|
$11,958 | ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $443,727 | $403,792 | -39,935 (-9.0%) |
| Taxable Value | $443,727 | $403,792 | -39,935 (-9.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $403,792 | $60,052 | $343,740 | — | $403,792 | $403,792 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $710,486 | $60,052 | $650,434 | −$126,165 | $584,321 | $584,321 | $11,958 | Verified |
| 2024 | $318,995 | — | — | −$258,943 | $60,052 | $— | $9,650 | Verified |
| 2023 | $462,000 | — | — | −$401,948 | $60,052 | $— | $5,771 | Verified |
| 2022 | $257,017 | — | — | −$196,965 | $60,052 | $— | $9,124 | Verified |
| 2021 | $— | — | — | — | $60,052 | $— | $5,594 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -37.5% | -24.1% | ~100% | Not available | Partial |
| 2025 | -40.8% | +20.0% | 82.2% | 1.6800% | Verified |
| 2024 | +276.2% ! | +52.6% | 40.6% | 0.8000% | Verified |
| 2023 | -33.3% | -33.3% | ~100% | 1.8100% | Verified |
| 2022 | +11.8% | +11.8% | ~100% | 1.9100% | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +66.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -43.2% | +32.1% | +61.7% | +122.7% | 2025 | -43.2% | 2026 |
| Assessment Ratio | 100.0% | 47.5% | — | 100.0% | 2026 | 13.0% | 2023 |
| Effective Tax Rate (2025) | 1.6800% | 1.6800% | — | 1.6800% | 2025 | 1.6800% | 2025 |
| Tax Amount | $11,958 | $9,126 | ~$15,246 | $11,958 | 2025 | $5,771 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$997,134 | ~$642,753 | ~2.0139% | ~$12,945 | +40.3% |
| 2027 | ~$1,399,430 | ~$707,028 | ~1.9814% | ~$14,009 | +97.0% |
| 2028 | ~$1,964,035 | ~$777,731 | ~1.9488% | ~$15,157 | +176.4% |
| 2029 | ~$2,756,431 | ~$855,504 | ~1.9163% | ~$16,394 | +288.0% |
| 2030 | ~$3,868,521 | ~$941,055 | ~1.8837% | ~$17,727 | +444.5% |
| 2026 | ~$982,924 | ~$642,753 | ~2.0465% | ~$13,154 | +38.3% |
| 2027 | ~$1,359,829 | ~$707,028 | ~2.0465% | ~$14,469 | +91.4% |
| 2028 | ~$1,881,260 | ~$777,731 | ~2.0465% | ~$15,916 | +164.8% |
| 2029 | ~$2,602,635 | ~$855,504 | ~2.0465% | ~$17,508 | +266.3% |
| 2030 | ~$3,600,623 | ~$941,055 | ~2.0465% | ~$19,259 | +406.8% |
| 2026 | ~$1,011,343 | ~$642,753 | ~1.9977% | ~$12,840 | +42.3% |
| 2027 | ~$1,439,600 | ~$707,028 | ~1.9488% | ~$13,779 | +102.6% |
| 2028 | ~$2,049,203 | ~$777,731 | ~1.9000% | ~$14,777 | +188.4% |
| 2029 | ~$2,916,944 | ~$855,504 | ~1.8512% | ~$15,837 | +310.6% |
| 2030 | ~$4,152,133 | ~$941,055 | ~1.8024% | ~$16,961 | +484.4% |
In 2025, this property's market value of $710,486 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -50% 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 | $710,486 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $318,995 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $462,000 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $257,017 | $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.