8701 MENCHACA RD 204 TX
| Owner | P S PROPERTY MANAGEMENT COMPANY INC |
|---|---|
| Parcel ID | 0426191409 |
| Short ID | 938177 |
| Type | Real |
| Use Code | 23 Small Office Condo |
| Valuation | Income |
| Improvement SF | 1,237 SF |
| Land SF | 6,609 SF |
| Acres | 0.152 |
| Year Built | 2020 |
| Legal | UNT 204 BLD 2 TRIO AT MENCHACA CONDOMINIUMS THE PLUS 5.512 % INT IN COM AREA |
| Neighborhood | 54SOU |
| Land | $66,089 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $66,089 |
| Improvement | $715,825 |
|---|---|
| Total Improvement | $715,825 |
| Market | $781,914 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $781,914 |
| Value Limitation Adjustment (−) (homestead cap) | −$132,143 |
| Net Appraised (assessed) | $649,771 |
| Taxable Value | $649,771 |
|---|
Appreciation: Market value has risen +178.3% from $280,971 (2022) to $781,914 (2025), a CAGR of 40.7% 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 $13,297. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Assessment Gap: Assessed value ($649,771) is $132,143 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 ($66,089 land vs $715,825 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 $781,914, 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 +40.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $4,305,149 by 2030, with an estimated annual tax burden around $19,713. 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 |
|---|---|---|---|
| 2ND | 2nd Floor | 1,237 SF | ✓ |
Market value changed by 294% 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% | $6,011.68 | $6,011.68 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,404.91 | $3,404.91 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,442.13 | $2,442.13 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $766.88 | $766.88 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $671.86 | $671.86 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $13,297.46 | $13,297.46 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $444,388 | $781,914 | -43.2% |
| Assessed Value | $444,388 | $649,771 | -31.6% |
| Land Value | $66,089 | $66,089 | +0.0% |
| Improvement Value | $378,299 | $715,825 | -47.2% |
| Taxable Value | $444,388 | $649,771 | -31.6% |
| Total Tax 2026 = estimate |
~$9,094
Estimated
|
~$13,297
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $488,338 | $444,388 | -43,950 (-9.0%) |
| Taxable Value | $488,338 | $444,388 | -43,950 (-9.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $444,388 | $66,089 | $378,299 | — | $444,388 | $444,388 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $781,914 | $66,089 | $715,825 | −$132,143 | $649,771 | $649,771 | ~$13,297 | Partial |
| 2024 | $351,066 | — | — | −$284,977 | $66,089 | $— | $10,731 | Verified |
| 2023 | $508,447 | — | — | −$442,358 | $66,089 | $— | $6,352 | Verified |
| 2022 | $280,971 | — | — | −$214,882 | $66,089 | $— | $10,041 | Verified |
| 2021 | $— | — | — | — | $66,089 | $— | $6,116 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -37.5% | -24.8% | ~100% | Not available | Partial |
| 2025 | -43.4% | +20.0% | 83.1% | Not available | Partial |
| 2024 | +293.6% ! | +54.2% | 39.2% | 0.7800% | Verified |
| 2023 | -33.3% | -33.3% | ~100% | 1.8100% | Verified |
| 2022 | -2.4% | -2.4% | ~100% | 1.9100% | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +45.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -43.2% | +32.4% | +62.0% | +122.7% | 2025 | -43.2% | 2026 |
| Assessment Ratio | 100.0% | 47.7% | — | 100.0% | 2026 | 13.0% | 2023 |
| Effective Tax Rate (2025) | 1.7000% | 1.7000% | — | 1.7000% | 2025 | 1.7000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$13,297 | $10,105 | ~$16,954 | $13,297 | 2025 | $6,352 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,099,828 | ~$714,748 | ~2.0139% | ~$14,395 | +40.7% |
| 2027 | ~$1,547,001 | ~$786,223 | ~1.9814% | ~$15,578 | +97.8% |
| 2028 | ~$2,175,988 | ~$864,845 | ~1.9488% | ~$16,854 | +178.3% |
| 2029 | ~$3,060,711 | ~$951,330 | ~1.9163% | ~$18,230 | +291.4% |
| 2030 | ~$4,305,149 | ~$1,046,463 | ~1.8837% | ~$19,713 | +450.6% |
| 2026 | ~$1,084,190 | ~$714,748 | ~2.0465% | ~$14,627 | +38.7% |
| 2027 | ~$1,503,321 | ~$786,223 | ~2.0465% | ~$16,090 | +92.3% |
| 2028 | ~$2,084,481 | ~$864,845 | ~2.0465% | ~$17,699 | +166.6% |
| 2029 | ~$2,890,310 | ~$951,330 | ~2.0465% | ~$19,469 | +269.6% |
| 2030 | ~$4,007,659 | ~$1,046,463 | ~2.0465% | ~$21,416 | +412.5% |
| 2026 | ~$1,115,466 | ~$714,748 | ~1.9977% | ~$14,278 | +42.7% |
| 2027 | ~$1,591,307 | ~$786,223 | ~1.9488% | ~$15,322 | +103.5% |
| 2028 | ~$2,270,134 | ~$864,845 | ~1.9000% | ~$16,432 | +190.3% |
| 2029 | ~$3,238,538 | ~$951,330 | ~1.8512% | ~$17,611 | +314.2% |
| 2030 | ~$4,620,048 | ~$1,046,463 | ~1.8024% | ~$18,861 | +490.9% |
In 2025, this property's market value of $781,914 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -45% 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 | $781,914 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $351,066 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $508,447 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $280,971 | $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.