8701 MENCHACA RD 103 TX
| Owner | NINE VENTURES LP |
|---|---|
| Parcel ID | 0426191412 |
| Short ID | 938180 |
| Type | Real |
| Use Code | 23 Small Office Condo |
| Valuation | Income |
| Improvement SF | 1,578 SF |
| Land SF | 12,641 SF |
| Acres | 0.290 |
| Year Built | 2020 |
| Legal | UNT 103 BLD 3 TRIO AT MENCHACA CONDOMINIUMS THE PLUS 7.0315 % INT IN COM AREA |
| Neighborhood | 54SOU |
| Land | $126,408 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $126,408 |
| Improvement | $948,625 |
|---|---|
| Total Improvement | $948,625 |
| Market | $1,075,033 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,075,033 |
| Value Limitation Adjustment (−) (homestead cap) | −$220,316 |
| Net Appraised (assessed) | $854,717 |
| Taxable Value | $854,717 |
|---|
Appreciation: Market value has risen +208.2% from $348,806 (2022) to $1,075,033 (2025), a CAGR of 45.5% 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 $17,492. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Assessment Gap: Assessed value ($854,717) is $220,316 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 12% of market value ($126,408 land vs $948,625 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 $1,075,033, 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 +45.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $7,017,001 by 2030, with an estimated annual tax burden around $25,930. 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 | 1,578 SF | ✓ |
Market value changed by 267% 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% | $7,907.84 | $7,907.84 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $4,478.86 | $4,478.86 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,212.41 | $3,212.41 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,008.76 | $1,008.76 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $883.78 | $883.78 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $17,491.65 | $17,491.65 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $637,438 | $1,075,033 | -40.7% |
| Assessed Value | $637,438 | $854,717 | -25.4% |
| Land Value | $126,408 | $126,408 | +0.0% |
| Improvement Value | $511,030 | $948,625 | -46.1% |
| Taxable Value | $637,438 | $854,717 | -25.4% |
| Total Tax 2026 = estimate |
~$13,045
Estimated
|
~$17,492
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $637,438 | $637,438 | +0 (+0.0%) |
| Taxable Value | $637,438 | $637,438 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $637,438 | $126,408 | $511,030 | — | $637,438 | $637,438 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,075,033 | $126,408 | $948,625 | −$220,316 | $854,717 | $854,717 | ~$17,492 | Partial |
| 2024 | $471,299 | — | — | −$344,891 | $126,408 | $— | $14,116 | Verified |
| 2023 | $683,538 | — | — | −$557,130 | $126,408 | $— | $8,527 | Verified |
| 2022 | $348,806 | — | — | −$222,398 | $126,408 | $— | $13,499 | Verified |
| 2021 | $— | — | — | — | $84,308 | $— | $7,592 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -40.7% | -25.4% | ~100% | Not available | Partial |
| 2025 | -37.9% | +20.0% | 79.5% | Not available | Partial |
| 2024 | +267.5% ! | +51.1% | 41.1% | 0.8200% | Verified |
| 2023 | -31.1% | -31.1% | ~100% | 1.8100% | Verified |
| 2022 | +4.1% | +4.1% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +63.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -40.7% | +38.1% | +65.5% | +128.1% | 2025 | -40.7% | 2026 |
| Assessment Ratio | 100.0% | 52.2% | — | 100.0% | 2026 | 18.5% | 2023 |
| Effective Tax Rate (2025) | 1.6300% | 1.6300% | — | 1.6300% | 2025 | 1.6300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$17,492 | $13,408 | ~$22,302 | $17,492 | 2025 | $8,527 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,564,472 | ~$940,189 | ~2.0139% | ~$18,935 | +45.5% |
| 2027 | ~$2,276,741 | ~$1,034,208 | ~1.9814% | ~$20,492 | +111.8% |
| 2028 | ~$3,313,291 | ~$1,137,628 | ~1.9488% | ~$22,171 | +208.2% |
| 2029 | ~$4,821,760 | ~$1,251,391 | ~1.9163% | ~$23,980 | +348.5% |
| 2030 | ~$7,017,001 | ~$1,376,530 | ~1.8837% | ~$25,930 | +552.7% |
| 2026 | ~$1,542,971 | ~$940,189 | ~2.0465% | ~$19,241 | +43.5% |
| 2027 | ~$2,214,592 | ~$1,034,208 | ~2.0465% | ~$21,165 | +106.0% |
| 2028 | ~$3,178,556 | ~$1,137,628 | ~2.0465% | ~$23,281 | +195.7% |
| 2029 | ~$4,562,111 | ~$1,251,391 | ~2.0465% | ~$25,610 | +324.4% |
| 2030 | ~$6,547,897 | ~$1,376,530 | ~2.0465% | ~$28,170 | +509.1% |
| 2026 | ~$1,585,972 | ~$940,189 | ~1.9977% | ~$18,782 | +47.5% |
| 2027 | ~$2,339,750 | ~$1,034,208 | ~1.9488% | ~$20,155 | +117.6% |
| 2028 | ~$3,451,782 | ~$1,137,628 | ~1.9000% | ~$21,615 | +221.1% |
| 2029 | ~$5,092,338 | ~$1,251,391 | ~1.8512% | ~$23,166 | +373.7% |
| 2030 | ~$7,512,614 | ~$1,376,530 | ~1.8024% | ~$24,810 | +598.8% |
In 2025, this property's market value of $1,075,033 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -24% 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 | $1,075,033 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $471,299 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $683,538 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $348,806 | $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.