9507 MENCHACA RD TX 78748
| Owner | NSA HOLDINGS PROPERTY LLC |
|---|---|
| Parcel ID | 0428211107 |
| Short ID | 532862 |
| Type | Real |
| Use Code | 63 Mini-Warehouse / Self-Storage |
| Valuation | Income |
| Improvement SF | 129,348 SF |
| Land SF | 201,988 SF |
| Acres | 4.637 |
| Year Built | 2019 |
| Legal | LOT 3 BLK A LAURELWOOD COMMERCIAL SEC 4 |
| Neighborhood | 63SOU |
| Land | $1,514,908 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,514,908 |
| Improvement | $13,196,566 |
|---|---|
| Total Improvement | $13,196,566 |
| Market | $14,711,474 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $14,711,474 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $14,711,474 |
| Taxable Value | $14,711,474 |
|---|
Appreciation: Market value has risen +76.9% from $8,316,700 (2021) to $14,711,474 (2025), a CAGR of 15.3% over 4 years. This is strong appreciation — well above typical inflation. 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 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 $301,068. 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 10% of market value ($1,514,908 land vs $13,196,566 improvements), about $7/SF of land. Most value sits in the improvements, so building condition, age (~7 yrs), and rent roll drive the underwriting.
Submarket Position: At $14,711,474, 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 +15.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $30,011,495 by 2030, with an estimated annual tax burden around $446,315. 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 |
|---|---|---|---|
| 1ST | 1st Floor | 43,116 SF | ✓ |
| 2ND | 2nd Floor | 43,116 SF | ✓ |
| 3RD | 3rd Floor | 43,116 SF | ✓ |
| 551 | PAVED AREA | 31,160 SF | ✗ |
| 501 | CANOPY | 5,974 SF | ✗ |
| 611 | TERRACE | 5,854 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% | $136,110.56 | $136,110.56 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $77,090.62 | $77,090.62 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $55,292.34 | $55,292.34 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $17,362.92 | $17,362.92 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $15,211.66 | $15,211.66 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $301,068.10 | $301,068.10 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $14,881,758 | $14,711,474 | +1.2% |
| Assessed Value | $14,881,758 | $14,711,474 | +1.2% |
| Land Value | $1,514,908 | $1,514,908 | +0.0% |
| Improvement Value | $13,366,850 | $13,196,566 | +1.3% |
| Taxable Value | $14,881,758 | $14,711,474 | +1.2% |
| Total Tax 2026 = estimate |
~$304,553
Estimated
|
~$301,068
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $15,208,713 | $14,881,758 | -326,955 (-2.1%) |
| Taxable Value | $15,208,713 | $14,881,758 | -326,955 (-2.1%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $14,881,758 | $1,514,908 | $13,366,850 | — | $14,881,758 | $14,881,758 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $14,711,474 | $1,514,908 | $13,196,566 | — | $14,711,474 | $14,711,474 | ~$301,068 | Partial |
| 2024 | $11,200,000 | — | — | −$9,685,092 | $1,514,908 | $— | $275,492 | Verified |
| 2023 | $10,200,000 | — | — | −$8,685,092 | $1,514,908 | $— | $205,324 | Verified |
| 2022 | $13,000,000 | — | — | −$12,091,055 | $908,945 | $— | $204,398 | Verified |
| 2021 | $8,316,700 | — | — | −$7,407,755 | $908,945 | $— | $216,668 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +3.4% | +3.4% | ~100% | Not available | Partial |
| 2025 | -1.2% | -1.2% | ~100% | Not available | Partial |
| 2024 | +6.9% | +6.9% | ~100% | 1.8500% | Verified |
| 2023 | +5.5% | +5.5% | ~100% | 1.4700% | Verified |
| 2022 | +1.5% | +1.5% | ~100% | 1.5500% | Verified |
| 2021 | base year | — | ~100% | 2.6100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +13.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +1.2% | +15.4% | +15.1% | +56.3% | 2022 | -21.5% | 2023 |
| Assessment Ratio | 100.0% | 41.1% | — | 100.0% | 2025 | 7.0% | 2022 |
| 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 |
$301,068 | $240,590 | ~$383,856 | $301,068 | 2025 | $204,398 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$16,966,118 | ~$16,182,621 | ~2.0139% | ~$325,908 | +15.3% |
| 2027 | ~$19,566,303 | ~$17,800,884 | ~1.9814% | ~$352,705 | +33.0% |
| 2028 | ~$22,564,985 | ~$19,580,972 | ~1.9488% | ~$381,602 | +53.4% |
| 2029 | ~$26,023,238 | ~$21,539,069 | ~1.9163% | ~$412,751 | +76.9% |
| 2030 | ~$30,011,495 | ~$23,692,976 | ~1.8837% | ~$446,315 | +104.0% |
| 2026 | ~$16,671,888 | ~$16,182,621 | ~2.0465% | ~$331,175 | +13.3% |
| 2027 | ~$18,893,542 | ~$17,800,884 | ~2.0465% | ~$364,292 | +28.4% |
| 2028 | ~$21,411,249 | ~$19,580,972 | ~2.0465% | ~$400,722 | +45.5% |
| 2029 | ~$24,264,458 | ~$21,539,069 | ~2.0465% | ~$440,794 | +64.9% |
| 2030 | ~$27,497,879 | ~$23,692,976 | ~2.0465% | ~$484,873 | +86.9% |
| 2026 | ~$17,260,347 | ~$16,182,621 | ~1.9977% | ~$323,274 | +17.3% |
| 2027 | ~$20,250,832 | ~$17,800,884 | ~1.9488% | ~$346,911 | +37.7% |
| 2028 | ~$23,759,440 | ~$19,580,972 | ~1.9000% | ~$372,042 | +61.5% |
| 2029 | ~$27,875,942 | ~$21,539,069 | ~1.8512% | ~$398,730 | +89.5% |
| 2030 | ~$32,705,658 | ~$23,692,976 | ~1.8024% | ~$427,035 | +122.3% |
In 2025, this property's market value of $14,711,474 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 10× 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 | $14,711,474 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $11,200,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $10,200,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $13,000,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $8,316,700 | $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.