9323 MENCHACA RD TX 78748
| Owner | OCEAN CROSSINGS LP |
|---|---|
| Parcel ID | 0428191101 |
| Short ID | 430697 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | 250,204 SF |
| Land SF | 839,837 SF |
| Acres | 19.280 |
| Year Built | 1999 |
| Legal | LOT 1 BLK A WINDCREST CROSSING SUBD |
| Neighborhood | 08SC3 |
| Land | $6,718,696 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $6,718,696 |
| Improvement | $35,691,304 |
|---|---|
| Total Improvement | $35,691,304 |
| Market | $42,410,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $42,410,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $42,410,000 |
| Taxable Value | $42,410,000 |
|---|
Appreciation: Market value has risen +15.6% from $36,700,000 (2021) to $42,410,000 (2025), a CAGR of 3.7% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2022→2023), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend. Over the same span, the median Multi-Family parcel countywide rose +37.9%, so this parcel has lagged the broader multi-family 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 $867,914. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Asset Class: Multi-family residential. 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 16% of market value ($6,718,696 land vs $35,691,304 improvements), about $8/SF of land. Most value sits in the improvements, so building condition, age (~27 yrs), and rent roll drive the underwriting.
Submarket Position: At $42,410,000, this parcel sits in the top quartile (≥75th percentile) of Multi-Family property in Travis County — county median $519,778 (P25 $438,669 / P75 $749,859, n=12,584). Multi-Family here is the broad TCAD category — every multi-family 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 +3.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $50,812,555 by 2030, with an estimated annual tax burden around $957,178. 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.
24 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| SO | Sketch Only | 222,934 SF | ✗ |
| 551 | PAVED AREA | 210,702 SF | ✗ |
| 1ST | 1st Floor | 132,200 SF | ✓ |
| 2ND | 2nd Floor | 118,004 SF | ✓ |
| 591 | MASONRY TRIM SF | 29,400 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 21,640 SF | ✗ |
| 051C | CARPORT DET 1ST COMM | 21,240 SF | ✗ |
| 012C | PORCH OPEN 2 COMM | 20,640 SF | ✗ |
| 412 | TENNIS COURT | 6,000 SF | ✗ |
| 581C | STORAGE ATT COMM | 5,760 SF | ✓ |
| 541 | FENCE COMM LF | 2,000 SF | ✗ |
| 611 | TERRACE | 1,912 SF | ✗ |
| 601 | POOL COMM'L | 1,795 SF | ✗ |
| 571C | STORAGE DET COMM | 800 SF | ✓ |
| MISC | Miscellaneous | 8 SF | ✓ |
| 132 | PLBG 5-FIXT AVG | 1 SF | ✓ |
| 142 | BATHTUB AVG | 1 SF | ✓ |
| 152 | COMMODE AVG | 1 SF | ✓ |
| 182 | SINK AVG | 1 SF | ✓ |
| 192 | WATER HTR AVG | 1 SF | ✓ |
| 212 | URINAL AVG | 1 SF | ✓ |
| 222 | FOUNTAIN WTR AVG | 1 SF | ✓ |
| 449 | SPA | 1 SF | ✗ |
| 539 | FENCE FV | 1 SF | ✗ |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| 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% | $383,958.00 | $383,958.00 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $217,467.06 | $217,467.06 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $155,975.68 | $155,975.68 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $48,979.55 | $48,979.55 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $42,911.00 | $42,911.00 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $849,291.29 | $849,291.29 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $38,650,000 | $42,410,000 | -8.9% |
| Assessed Value | $38,650,000 | $42,410,000 | -8.9% |
| Land Value | $6,718,696 | $6,718,696 | +0.0% |
| Improvement Value | $31,931,304 | $35,691,304 | -10.5% |
| Taxable Value | $38,650,000 | $42,410,000 | -8.9% |
| Total Tax 2026 = estimate |
~$790,966
Estimated
|
~$849,291
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $40,826,432 | $38,650,000 | -2,176,432 (-5.3%) |
| Taxable Value | $40,826,432 | $38,650,000 | -2,176,432 (-5.3%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $38,650,000 | $6,718,696 | $31,931,304 | — | $38,650,000 | $38,650,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $42,410,000 | $6,718,696 | $35,691,304 | — | $42,410,000 | $42,410,000 | ~$849,291 | Partial |
| 2024 | $55,000,000 | — | — | −$48,281,304 | $6,718,696 | $— | $913,255 | Verified |
| 2023 | $51,600,000 | — | — | −$44,881,304 | $6,718,696 | $— | $998,014 | Verified |
| 2022 | $37,900,000 | — | — | −$34,540,652 | $3,359,348 | $— | $1,021,528 | Verified |
| 2021 | $36,700,000 | — | — | −$33,340,652 | $3,359,348 | $— | $826,607 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -3.7% | -3.7% | ~100% | Not available | Partial |
| 2025 | -10.9% | -10.9% | ~100% | Not available | Partial |
| 2024 | -17.9% | -17.9% | ~100% | 1.9200% | Verified |
| 2023 | +7.2% | +7.2% | ~100% | 1.7200% | Verified |
| 2022 | +37.1% | +37.1% | ~100% | 1.8900% | Verified |
| 2021 | base year | — | ~100% | 2.2500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +7.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -8.9% | +2.8% | +5.7% | +36.1% | 2023 | -22.9% | 2025 |
| Assessment Ratio | 100.0% | 40.6% | — | 100.0% | 2025 | 8.9% | 2022 |
| Effective Tax Rate (2025) | 2.0000% | 2.0000% | — | 2.0000% | 2025 | 2.0000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$849,291 | $921,739 | ~$921,274 | $1,021,528 | 2022 | $826,607 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$43,971,251 | ~$43,971,251 | ~2.0139% | ~$885,553 | +3.7% |
| 2027 | ~$45,589,977 | ~$45,589,977 | ~1.9814% | ~$903,314 | +7.5% |
| 2028 | ~$47,268,294 | ~$47,268,294 | ~1.9488% | ~$921,183 | +11.5% |
| 2029 | ~$49,008,395 | ~$49,008,395 | ~1.9163% | ~$939,143 | +15.6% |
| 2030 | ~$50,812,555 | ~$50,812,555 | ~1.8837% | ~$957,178 | +19.8% |
| 2026 | ~$43,123,051 | ~$43,123,051 | ~2.0465% | ~$882,507 | +1.7% |
| 2027 | ~$43,848,091 | ~$43,848,091 | ~2.0465% | ~$897,345 | +3.4% |
| 2028 | ~$44,585,322 | ~$44,585,322 | ~2.0465% | ~$912,432 | +5.1% |
| 2029 | ~$45,334,947 | ~$45,334,947 | ~2.0465% | ~$927,773 | +6.9% |
| 2030 | ~$46,097,176 | ~$46,097,176 | ~2.0465% | ~$943,372 | +8.7% |
| 2026 | ~$44,819,451 | ~$44,819,451 | ~1.9977% | ~$895,341 | +5.7% |
| 2027 | ~$47,365,791 | ~$47,365,791 | ~1.9488% | ~$923,083 | +11.7% |
| 2028 | ~$50,056,797 | ~$50,056,797 | ~1.9000% | ~$951,088 | +18.0% |
| 2029 | ~$52,900,688 | ~$52,900,688 | ~1.8512% | ~$979,294 | +24.7% |
| 2030 | ~$55,906,150 | ~$55,906,150 | ~1.8024% | ~$1,007,636 | +31.8% |
In 2025, this property's market value of $42,410,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 82× the county median of $519,778. Multi-Family here is the broad TCAD category — every multi-family 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 | $42,410,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $55,000,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $51,600,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $37,900,000 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $36,700,000 | $300,453 | $376,850 | $539,896 | ↑ Top 25% | 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.