9618 MENCHACA RD AUSTIN, TX 78748
| Owner | CREASTLE ENTERPRISE INC |
|---|---|
| Parcel ID | 0428210514 |
| Short ID | 344628 |
| Type | Real |
| Use Code | 48 Convenience Store |
| Valuation | Income |
| Improvement SF | 2,400 SF |
| Land SF | 18,750 SF |
| Acres | 0.430 |
| Year Built | 1975 |
| Legal | LOT 13A * RESUB OF LOT 13 BLK E CASTLEWOOD FOREST SEC 5 |
| Neighborhood | 48SOU |
| Land | $281,250 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $281,250 |
| Improvement | $292,495 |
|---|---|
| Total Improvement | $292,495 |
| Market | $573,745 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $573,745 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $573,745 |
| Taxable Value | $573,745 |
|---|
Appreciation: Market value has risen +41.7% from $405,029 (2021) to $573,745 (2025), a CAGR of 9.1% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2023→2024), 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 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 $11,742. 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 49% of market value ($281,250 land vs $292,495 improvements), about $15/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $573,745, this parcel sits in the bottom quartile (<25th 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 +9.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $886,666 by 2030, with an estimated annual tax burden around $16,703. 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.
3 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 14,330 SF | ✗ |
| 1ST | 1st Floor | 2,400 SF | ✓ |
| 501 | CANOPY | 864 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% | $5,308.29 | $5,308.29 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,006.52 | $3,006.52 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,156.39 | $2,156.39 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $677.15 | $677.15 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $593.25 | $593.25 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $11,741.60 | $11,741.60 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $592,114 | $573,745 | +3.2% |
| Assessed Value | $592,114 | $573,745 | +3.2% |
| Land Value | $281,250 | $281,250 | +0.0% |
| Improvement Value | $310,864 | $292,495 | +6.3% |
| Taxable Value | $592,114 | $573,745 | +3.2% |
| Total Tax 2026 = estimate |
~$12,118
Estimated
|
~$11,742
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $592,114 | $592,114 | +0 (+0.0%) |
| Taxable Value | $592,114 | $592,114 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $592,114 | $281,250 | $310,864 | — | $592,114 | $592,114 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $573,745 | $281,250 | $292,495 | — | $573,745 | $573,745 | ~$11,742 | Partial |
| 2024 | $577,806 | — | — | −$296,556 | $281,250 | $— | $11,353 | Verified |
| 2023 | $437,556 | — | — | −$156,306 | $281,250 | $— | $10,454 | Verified |
| 2022 | $408,697 | — | — | −$183,697 | $225,000 | $— | $8,641 | Verified |
| 2021 | $405,029 | — | — | −$208,154 | $196,875 | $— | $8,896 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +3.2% | +3.2% | ~100% | Not available | Partial |
| 2025 | +0.2% | +0.2% | ~100% | Not available | Partial |
| 2024 | -0.9% | -0.9% | ~100% | 1.9800% | Verified |
| 2023 | +32.1% | +32.1% | ~100% | 1.8100% | Verified |
| 2022 | +7.1% | +7.1% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.2000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +40.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +3.2% | +8.5% | +8.4% | +32.1% | 2024 | -0.7% | 2025 |
| Assessment Ratio | 100.0% | 69.5% | — | 100.0% | 2025 | 48.6% | 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 |
$11,742 | $10,217 | ~$14,586 | $11,742 | 2025 | $8,641 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$625,932 | ~$625,932 | ~2.0139% | ~$12,606 | +9.1% |
| 2027 | ~$682,866 | ~$682,866 | ~1.9814% | ~$13,530 | +19.0% |
| 2028 | ~$744,978 | ~$744,978 | ~1.9488% | ~$14,518 | +29.8% |
| 2029 | ~$812,740 | ~$812,740 | ~1.9163% | ~$15,574 | +41.7% |
| 2030 | ~$886,666 | ~$886,666 | ~1.8837% | ~$16,703 | +54.5% |
| 2026 | ~$614,457 | ~$614,457 | ~2.0465% | ~$12,575 | +7.1% |
| 2027 | ~$658,058 | ~$658,058 | ~2.0465% | ~$13,467 | +14.7% |
| 2028 | ~$704,753 | ~$704,753 | ~2.0465% | ~$14,423 | +22.8% |
| 2029 | ~$754,761 | ~$754,761 | ~2.0465% | ~$15,446 | +31.5% |
| 2030 | ~$808,317 | ~$808,317 | ~2.0465% | ~$16,542 | +40.9% |
| 2026 | ~$637,407 | ~$631,120 | ~1.9977% | ~$12,608 | +11.1% |
| 2027 | ~$708,132 | ~$694,231 | ~1.9488% | ~$13,529 | +23.4% |
| 2028 | ~$786,706 | ~$763,655 | ~1.9000% | ~$14,510 | +37.1% |
| 2029 | ~$873,997 | ~$840,020 | ~1.8512% | ~$15,550 | +52.3% |
| 2030 | ~$970,975 | ~$924,022 | ~1.8024% | ~$16,654 | +69.2% |
In 2025, this property's market value of $573,745 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -60% 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 | $573,745 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $577,806 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $437,556 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $408,697 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $405,029 | $517,750 | $1,142,600 | $2,780,453 | ↓ Bottom 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.