9709 MENCHACA RD TX 78748
| Owner | DECOM HOLDINGS LLC |
|---|---|
| Parcel ID | 0428211101 |
| Short ID | 430698 |
| Type | Real |
| Use Code | 20 Small Store (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 7,488 SF |
| Land SF | 43,560 SF |
| Acres | 1.000 |
| Year Built | 1997 |
| Legal | LOT 2A BLK A LAURELWOOD SUBD AMENDED PLAT OF LOTS 2&3 |
| Neighborhood | 20SOU |
| Land | $653,400 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $653,400 |
| Improvement | $1,034,056 |
|---|---|
| Total Improvement | $1,034,056 |
| Market | $1,687,456 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,687,456 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,687,456 |
| Taxable Value | $1,687,456 |
|---|
Appreciation: Market value has fallen -3.2% from $1,743,800 (2021) to $1,687,456 (2025), a CAGR of -0.8% 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 $34,534. 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 39% of market value ($653,400 land vs $1,034,056 improvements), about $15/SF of land. Most value sits in the improvements, so building condition, age (~29 yrs), and rent roll drive the underwriting.
Submarket Position: At $1,687,456, 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 -0.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,619,579 by 2030, with an estimated annual tax burden around $30,509. 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.
4 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 11,889 SF | ✗ |
| 1ST | 1st Floor | 7,488 SF | ✓ |
| 491 | SPRINKLER HEADS | 7,488 SF | ✗ |
| 482 | LIGHT POLES | 2 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% | $15,612.34 | $15,612.34 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $8,842.56 | $8,842.56 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $6,342.22 | $6,342.22 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,991.59 | $1,991.59 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,744.83 | $1,744.83 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $34,533.54 | $34,533.54 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,687,456 | $1,687,456 | +0.0% |
| Assessed Value | $1,687,456 | $1,687,456 | +0.0% |
| Land Value | $653,400 | $653,400 | +0.0% |
| Improvement Value | $1,034,056 | $1,034,056 | +0.0% |
| Taxable Value | $1,687,456 | $1,687,456 | +0.0% |
| Total Tax 2026 = estimate |
~$34,534
Estimated
|
~$34,534
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,775,973 | $1,687,456 | -88,517 (-5.0%) |
| Taxable Value | $1,775,973 | $1,687,456 | -88,517 (-5.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,687,456 | $653,400 | $1,034,056 | — | $1,687,456 | $1,687,456 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,687,456 | $653,400 | $1,034,056 | — | $1,687,456 | $1,687,456 | ~$34,534 | Partial |
| 2024 | $1,650,000 | — | — | −$996,600 | $653,400 | $— | $34,266 | Verified |
| 2023 | $1,598,286 | — | — | −$944,886 | $653,400 | $— | $29,853 | Verified |
| 2022 | $1,545,738 | — | — | −$1,023,018 | $522,720 | $— | $31,565 | Verified |
| 2021 | $1,743,800 | — | — | −$1,286,420 | $457,380 | $— | $33,646 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +5.2% | +5.2% | ~100% | Not available | Partial |
| 2025 | -2.4% | -2.4% | ~100% | Not available | Partial |
| 2024 | -0.0% | -0.0% | ~100% | 1.9800% | Verified |
| 2023 | +8.2% | +8.2% | ~100% | 1.7300% | Verified |
| 2022 | +3.4% | +3.4% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 1.9300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +9.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | -0.5% | -0.8% | +3.4% | 2023 | -11.4% | 2022 |
| Assessment Ratio | 100.0% | 56.8% | — | 100.0% | 2025 | 26.2% | 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 |
$34,534 | $32,773 | ~$32,097 | $34,534 | 2025 | $29,853 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,673,657 | ~$1,673,657 | ~2.0139% | ~$33,706 | -0.8% |
| 2027 | ~$1,659,970 | ~$1,659,970 | ~1.9814% | ~$32,890 | -1.6% |
| 2028 | ~$1,646,396 | ~$1,646,396 | ~1.9488% | ~$32,086 | -2.4% |
| 2029 | ~$1,632,933 | ~$1,632,933 | ~1.9163% | ~$31,292 | -3.2% |
| 2030 | ~$1,619,579 | ~$1,619,579 | ~1.8837% | ~$30,509 | -4.0% |
| 2026 | ~$1,639,908 | ~$1,639,908 | ~2.0465% | ~$33,560 | -2.8% |
| 2027 | ~$1,593,699 | ~$1,593,699 | ~2.0465% | ~$32,615 | -5.6% |
| 2028 | ~$1,548,793 | ~$1,548,793 | ~2.0465% | ~$31,696 | -8.2% |
| 2029 | ~$1,505,151 | ~$1,505,151 | ~2.0465% | ~$30,803 | -10.8% |
| 2030 | ~$1,462,740 | ~$1,462,740 | ~2.0465% | ~$29,935 | -13.3% |
| 2026 | ~$1,707,406 | ~$1,707,406 | ~1.9977% | ~$34,108 | +1.2% |
| 2027 | ~$1,727,592 | ~$1,727,592 | ~1.9488% | ~$33,668 | +2.4% |
| 2028 | ~$1,748,016 | ~$1,748,016 | ~1.9000% | ~$33,213 | +3.6% |
| 2029 | ~$1,768,682 | ~$1,768,682 | ~1.8512% | ~$32,742 | +4.8% |
| 2030 | ~$1,789,592 | ~$1,789,592 | ~1.8024% | ~$32,255 | +6.1% |
In 2025, this property's market value of $1,687,456 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +19% 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 | $1,687,456 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,650,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,598,286 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,545,738 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,743,800 | $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.