9600 MENCHACA RD TX 78652
| Owner | LIL SMOKIES LLC |
|---|---|
| Parcel ID | 0428210401 |
| Short ID | 344542 |
| Type | Real |
| Use Code | 20 Small Store (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 8,125 SF |
| Land SF | 39,337 SF |
| Acres | 0.903 |
| Year Built | 2007 |
| Legal | LOT 13 BLK C CASTLEWOOD FOREST SEC 5 |
| Neighborhood | 20SOU |
| Land | $472,044 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $472,044 |
| Improvement | $1,338,252 |
|---|---|
| Total Improvement | $1,338,252 |
| Market | $1,810,296 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,810,296 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,810,296 |
| Taxable Value | $1,810,296 |
|---|
Appreciation: Market value has fallen -4.3% from $1,892,143 (2021) to $1,810,296 (2025), a CAGR of -1.1% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2021→2022), 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 +24.1%, so this parcel has lagged 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 $37,047. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
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 26% of market value ($472,044 land vs $1,338,252 improvements), about $12/SF of land. Most value sits in the improvements, so building condition, age (~19 yrs), and rent roll drive the underwriting.
Submarket Position: At $1,810,296, this parcel sits in the upper-middle (50th–75th 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 -1.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,712,948 by 2030, with an estimated annual tax burden around $32,268. 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.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 15,000 SF | ✗ |
| 1ST | 1st Floor | 8,125 SF | ✓ |
| 591 | MASONRY TRIM SF | 3,570 SF | ✗ |
| 501 | CANOPY | 350 SF | ✗ |
| 611 | TERRACE | 350 SF | ✗ |
| 482 | LIGHT POLES | 3 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% | $16,748.86 | $16,748.86 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $9,486.26 | $9,486.26 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $6,803.91 | $6,803.91 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,136.57 | $2,136.57 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,871.85 | $1,871.85 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $37,047.45 | $37,047.45 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,927,054 | $1,810,296 | +6.4% |
| Assessed Value | $1,927,054 | $1,810,296 | +6.4% |
| Land Value | $472,044 | $472,044 | +0.0% |
| Improvement Value | $1,455,010 | $1,338,252 | +8.7% |
| Taxable Value | $1,927,054 | $1,810,296 | +6.4% |
| Total Tax 2026 = estimate |
~$39,437
Estimated
|
~$37,047
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,927,054 | $1,927,054 | +0 (+0.0%) |
| Taxable Value | $1,927,054 | $1,927,054 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,927,054 | $472,044 | $1,455,010 | — | $1,927,054 | $1,927,054 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,810,296 | $472,044 | $1,338,252 | — | $1,810,296 | $1,810,296 | ~$37,047 | Partial |
| 2024 | $1,520,145 | — | — | −$1,048,101 | $472,044 | $— | $36,152 | Verified |
| 2023 | $1,390,000 | — | — | −$917,956 | $472,044 | $— | $27,631 | Verified |
| 2022 | $1,390,000 | — | — | −$917,956 | $472,044 | $— | $27,451 | Verified |
| 2021 | $1,892,143 | — | — | −$1,479,104 | $413,039 | $— | $30,256 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +6.4% | +6.4% | ~100% | Not available | Partial |
| 2025 | -3.5% | -0.8% | ~100% | Not available | Partial |
| 2024 | +13.7% | +10.6% | 97.2% | 1.9300% | Verified |
| 2023 | +18.7% | +18.7% | ~100% | 1.6700% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 1.6000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +30.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +6.4% | +1.7% | -2.3% | +19.1% | 2025 | -26.5% | 2022 |
| Assessment Ratio | 100.0% | 53.5% | — | 100.0% | 2025 | 21.8% | 2021 |
| Effective Tax Rate (2025) | 2.0500% | 2.0500% | — | 2.0500% | 2025 | 2.0500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$37,047 | $31,708 | ~$34,146 | $37,047 | 2025 | $27,451 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,790,394 | ~$1,790,394 | ~2.0139% | ~$36,057 | -1.1% |
| 2027 | ~$1,770,710 | ~$1,770,710 | ~1.9814% | ~$35,085 | -2.2% |
| 2028 | ~$1,751,243 | ~$1,751,243 | ~1.9488% | ~$34,129 | -3.3% |
| 2029 | ~$1,731,989 | ~$1,731,989 | ~1.9163% | ~$33,190 | -4.3% |
| 2030 | ~$1,712,948 | ~$1,712,948 | ~1.8837% | ~$32,268 | -5.4% |
| 2026 | ~$1,754,188 | ~$1,754,188 | ~2.0465% | ~$35,899 | -3.1% |
| 2027 | ~$1,699,818 | ~$1,699,818 | ~2.0465% | ~$34,787 | -6.1% |
| 2028 | ~$1,647,134 | ~$1,647,134 | ~2.0465% | ~$33,708 | -9.0% |
| 2029 | ~$1,596,083 | ~$1,596,083 | ~2.0465% | ~$32,664 | -11.8% |
| 2030 | ~$1,546,614 | ~$1,546,614 | ~2.0465% | ~$31,651 | -14.6% |
| 2026 | ~$1,826,599 | ~$1,826,599 | ~1.9977% | ~$36,489 | +0.9% |
| 2027 | ~$1,843,050 | ~$1,843,050 | ~1.9488% | ~$35,918 | +1.8% |
| 2028 | ~$1,859,648 | ~$1,859,648 | ~1.9000% | ~$35,334 | +2.7% |
| 2029 | ~$1,876,396 | ~$1,876,396 | ~1.8512% | ~$34,736 | +3.7% |
| 2030 | ~$1,893,295 | ~$1,893,295 | ~1.8024% | ~$34,124 | +4.6% |
In 2025, this property's market value of $1,810,296 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +28% above 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 | $1,810,296 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,520,145 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,390,000 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $1,390,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,892,143 | $517,750 | $1,142,600 | $2,780,453 | ↑ Above median | 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.