9718 MENCHACA RD TX 78748
| Owner | 1990 JOSHUA TREE INVESTMENTS LLC |
|---|---|
| Parcel ID | 0428210544 |
| Short ID | 344656 |
| Type | Real |
| Use Code | 33 Fast Food Restaurant |
| Valuation | Income |
| Improvement SF | 2,856 SF |
| Land SF | 28,750 SF |
| Acres | 0.660 |
| Year Built | 1987 |
| Legal | LOT 4 TANGLEWOOD FOREST SEC 6-A |
| Neighborhood | 33SOU |
| Land | $431,250 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $431,250 |
| Improvement | $843,590 |
|---|---|
| Total Improvement | $843,590 |
| Market | $1,274,840 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,274,840 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,274,840 |
| Taxable Value | $1,274,840 |
|---|
Appreciation: Market value has fallen -8.5% from $1,393,000 (2021) to $1,274,840 (2025), a CAGR of -2.2% 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 6 taxing entities is 2.2845% in 2025 (+0.0227% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $29,124. 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 34% of market value ($431,250 land vs $843,590 improvements), about $15/SF of land. Most value sits in the improvements, so building condition, age (~39 yrs), and rent roll drive the underwriting.
Submarket Position: At $1,274,840, 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 -2.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,141,133 by 2030, with an estimated annual tax burden around $24,948. 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.
5 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 21,400 SF | ✗ |
| 1ST | 1st Floor | 2,856 SF | ✓ |
| 501 | CANOPY | 549 SF | ✗ |
| 511 | DECK | 468 SF | ✗ |
| 482 | LIGHT POLES | 4 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% | $11,794.82 | $11,794.82 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $6,680.38 | $6,680.38 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,791.42 | $4,791.42 | Paid |
| LTF Tanglewood Forest Limited Dist. | 0.1865% | 0.1715% | 0.1628% | 0.2800% | 0.2380% | -0.0420% | $3,034.63 | $3,034.63 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,504.60 | $1,504.60 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,318.18 | $1,318.18 | Paid |
| Combined Rate | 2.3632% | 2.1464% | 1.9720% | 2.2618% | 2.2845% | +0.0227% | $29,124.03 | $29,124.03 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,347,083 | $1,274,840 | +5.7% |
| Assessed Value | $1,347,083 | $1,274,840 | +5.7% |
| Land Value | $431,250 | $431,250 | +0.0% |
| Improvement Value | $915,833 | $843,590 | +8.6% |
| Taxable Value | $1,347,083 | $1,274,840 | +5.7% |
| Total Tax 2026 = estimate |
~$30,774
Estimated
|
~$29,124
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,417,982 | $1,347,083 | -70,899 (-5.0%) |
| Taxable Value | $1,417,982 | $1,347,083 | -70,899 (-5.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,347,083 | $431,250 | $915,833 | — | $1,347,083 | $1,347,083 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,274,840 | $431,250 | $843,590 | — | $1,274,840 | $1,274,840 | ~$29,124 | Partial |
| 2024 | $1,219,879 | — | — | −$788,629 | $431,250 | $— | $29,267 | Verified |
| 2023 | $1,163,523 | — | — | −$732,273 | $431,250 | $— | $24,123 | Verified |
| 2022 | $1,246,708 | — | — | −$901,708 | $345,000 | $— | $24,974 | Verified |
| 2021 | $1,393,000 | — | — | −$1,091,125 | $301,875 | $— | $29,462 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +11.2% | +11.2% | ~100% | Not available | Partial |
| 2025 | -6.4% | -6.4% | ~100% | Not available | Partial |
| 2024 | +5.9% | +5.9% | ~100% | 2.1500% | Verified |
| 2023 | +10.5% | +10.5% | ~100% | 1.8800% | Verified |
| 2022 | -6.7% | -6.7% | ~100% | 2.1500% | Verified |
| 2021 | base year | — | ~100% | 2.1200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +2.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +5.7% | -0.4% | -3.2% | +5.7% | 2026 | -10.5% | 2022 |
| Assessment Ratio | 100.0% | 53.6% | — | 100.0% | 2025 | 21.7% | 2021 |
| Effective Tax Rate (2025) | 2.2800% | 2.2800% | — | 2.2800% | 2025 | 2.2800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$29,124 | $27,390 | ~$26,571 | $29,462 | 2021 | $24,123 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,246,901 | ~$1,246,901 | ~2.2649% | ~$28,241 | -2.2% |
| 2027 | ~$1,219,573 | ~$1,219,573 | ~2.2452% | ~$27,382 | -4.3% |
| 2028 | ~$1,192,845 | ~$1,192,845 | ~2.2255% | ~$26,547 | -6.4% |
| 2029 | ~$1,166,703 | ~$1,166,703 | ~2.2059% | ~$25,736 | -8.5% |
| 2030 | ~$1,141,133 | ~$1,141,133 | ~2.1862% | ~$24,948 | -10.5% |
| 2026 | ~$1,221,404 | ~$1,221,404 | ~2.2845% | ~$27,903 | -4.2% |
| 2027 | ~$1,170,207 | ~$1,170,207 | ~2.2845% | ~$26,734 | -8.2% |
| 2028 | ~$1,121,157 | ~$1,121,157 | ~2.2845% | ~$25,613 | -12.1% |
| 2029 | ~$1,074,162 | ~$1,074,162 | ~2.2845% | ~$24,539 | -15.7% |
| 2030 | ~$1,029,138 | ~$1,029,138 | ~2.2845% | ~$23,511 | -19.3% |
| 2026 | ~$1,272,397 | ~$1,272,397 | ~2.2550% | ~$28,693 | -0.2% |
| 2027 | ~$1,269,959 | ~$1,269,959 | ~2.2255% | ~$28,263 | -0.4% |
| 2028 | ~$1,267,526 | ~$1,267,526 | ~2.1960% | ~$27,835 | -0.6% |
| 2029 | ~$1,265,098 | ~$1,265,098 | ~2.1665% | ~$27,409 | -0.8% |
| 2030 | ~$1,262,674 | ~$1,262,674 | ~2.1370% | ~$26,984 | -1.0% |
In 2025, this property's market value of $1,274,840 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -10% 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 | $1,274,840 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $1,219,879 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $1,163,523 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $1,246,708 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,393,000 | $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.