9706 MENCHACA RD TX 78748
| Owner | SOVRAN ACQUISITION LP |
|---|---|
| Parcel ID | 0428210542 |
| Short ID | 344654 |
| Type | Real |
| Use Code | 63 Mini-Warehouse / Self-Storage |
| Valuation | Income |
| Improvement SF | 82,090 SF |
| Land SF | 267,023 SF |
| Acres | 6.130 |
| Year Built | 2002 |
| Legal | LOT 6 TANGLEWOOD FOREST SEC 6-A |
| Neighborhood | 63SOU |
| Land | $2,670,230 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,670,230 |
| Improvement | $7,171,770 |
|---|---|
| Total Improvement | $7,171,770 |
| Market | $9,842,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $9,842,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $9,842,000 |
| Taxable Value | $9,842,000 |
|---|
Appreciation: Market value has risen +21.2% from $8,123,265 (2021) to $9,842,000 (2025), a CAGR of 4.9% over 4 years. This represents moderate, steady growth. Growth has been fairly evenly spread across these years rather than concentrated in one jump. 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 6 taxing entities is 2.2845% in 2025 (+0.0227% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $224,843. Austin ISD is the largest single contributor, at 40.5% 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 27% of market value ($2,670,230 land vs $7,171,770 improvements), about $10/SF of land. Most value sits in the improvements, so building condition, age (~24 yrs), and rent roll drive the underwriting.
Submarket Position: At $9,842,000, this parcel sits in the top quartile (≥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 +4.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $12,510,489 by 2030, with an estimated annual tax burden around $273,505. 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.
12 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 124,500 SF | ✗ |
| SO | Sketch Only | 81,302 SF | ✗ |
| 1ST | 1st Floor | 81,130 SF | ✓ |
| 093 | HVAC COMMRCL SF | 36,990 SF | ✗ |
| 541 | FENCE COMM LF | 1,340 SF | ✗ |
| 591 | MASONRY TRIM SF | 1,200 SF | ✗ |
| 2ND | 2nd Floor | 960 SF | ✓ |
| 483 | LIVING QUARTERS | 960 SF | ✓ |
| 881 | COMMCL FINISHOUT | 960 SF | ✓ |
| 435 | FENCE IRON LF | 150 SF | ✗ |
| 501 | CANOPY | 144 SF | ✗ |
| MISC | Miscellaneous | 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% | $85,118.40 | $85,118.40 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $48,209.56 | $48,209.56 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $34,577.74 | $34,577.74 | Paid |
| LTF Tanglewood Forest Limited Dist. | 0.1865% | 0.1715% | 0.1628% | 0.2800% | 0.2380% | -0.0420% | $21,899.68 | $21,899.68 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $10,858.12 | $10,858.12 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $9,512.80 | $9,512.80 | Paid |
| Combined Rate | 2.3632% | 2.1464% | 1.9720% | 2.2618% | 2.2845% | +0.0227% | $210,176.30 | $210,176.30 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $8,975,000 | $9,842,000 | -8.8% |
| Assessed Value | $8,975,000 | $9,842,000 | -8.8% |
| Land Value | $2,670,230 | $2,670,230 | +0.0% |
| Improvement Value | $6,304,770 | $7,171,770 | -12.1% |
| Taxable Value | $8,975,000 | $9,842,000 | -8.8% |
| Total Tax 2026 = estimate |
~$205,036
Estimated
|
~$210,176
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $10,081,892 | $8,975,000 | -1,106,892 (-11.0%) |
| Taxable Value | $10,081,892 | $8,975,000 | -1,106,892 (-11.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $8,975,000 | $2,670,230 | $6,304,770 | — | $8,975,000 | $8,975,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $9,842,000 | $2,670,230 | $7,171,770 | — | $9,842,000 | $9,842,000 | ~$210,176 | Partial |
| 2024 | $9,300,000 | — | — | −$6,629,770 | $2,670,230 | $— | $238,208 | Verified |
| 2023 | $8,700,000 | — | — | −$6,029,770 | $2,670,230 | $— | $184,481 | Verified |
| 2022 | $8,157,416 | — | — | −$7,089,324 | $1,068,092 | $— | $187,778 | Verified |
| 2021 | $8,123,265 | — | — | −$7,055,173 | $1,068,092 | $— | $184,390 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +2.4% | +2.4% | ~100% | Not available | Partial |
| 2025 | -12.2% | -12.2% | ~100% | Not available | Partial |
| 2024 | +8.1% | +8.1% | ~100% | 2.1200% | Verified |
| 2023 | +6.4% | +6.4% | ~100% | 1.7800% | Verified |
| 2022 | +19.6% | +19.6% | ~100% | 1.9300% | Verified |
| 2021 | base year | — | ~100% | 2.2700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +20.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -8.8% | +2.2% | +6.9% | +6.9% | 2024 | -8.8% | 2026 |
| Assessment Ratio | 100.0% | 47.6% | — | 100.0% | 2025 | 13.1% | 2021 |
| Effective Tax Rate (2025) | 2.1400% | 2.1400% | — | 2.1400% | 2025 | 2.1400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$210,176 | $201,007 | ~$253,317 | $238,208 | 2024 | $184,390 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$10,325,749 | ~$10,325,749 | ~2.2649% | ~$233,864 | +4.9% |
| 2027 | ~$10,833,274 | ~$10,833,274 | ~2.2452% | ~$243,228 | +10.1% |
| 2028 | ~$11,365,745 | ~$11,365,745 | ~2.2255% | ~$252,949 | +15.5% |
| 2029 | ~$11,924,388 | ~$11,924,388 | ~2.2059% | ~$263,037 | +21.2% |
| 2030 | ~$12,510,489 | ~$12,510,489 | ~2.1862% | ~$273,505 | +27.1% |
| 2026 | ~$10,128,909 | ~$10,128,909 | ~2.2845% | ~$231,397 | +2.9% |
| 2027 | ~$10,424,181 | ~$10,424,181 | ~2.2845% | ~$238,143 | +5.9% |
| 2028 | ~$10,728,061 | ~$10,728,061 | ~2.2845% | ~$245,085 | +9.0% |
| 2029 | ~$11,040,799 | ~$11,040,799 | ~2.2845% | ~$252,230 | +12.2% |
| 2030 | ~$11,362,655 | ~$11,362,655 | ~2.2845% | ~$259,583 | +15.5% |
| 2026 | ~$10,522,589 | ~$10,522,589 | ~2.2550% | ~$237,288 | +6.9% |
| 2027 | ~$11,250,241 | ~$11,250,241 | ~2.2255% | ~$250,378 | +14.3% |
| 2028 | ~$12,028,211 | ~$12,028,211 | ~2.1960% | ~$264,144 | +22.2% |
| 2029 | ~$12,859,980 | ~$12,859,980 | ~2.1665% | ~$278,617 | +30.7% |
| 2030 | ~$13,749,266 | ~$13,749,266 | ~2.1370% | ~$293,829 | +39.7% |
In 2025, this property's market value of $9,842,000 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 7× 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 | $9,842,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $9,300,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $8,700,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $8,157,416 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $8,123,265 | $517,750 | $1,142,600 | $2,780,453 | ↑ 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.