9605 MENCHACA RD TX 78748
| Owner | FORTY ACRE PROPERTY MANAGEMENT LLC |
|---|---|
| Parcel ID | 0428211112 |
| Short ID | 861460 |
| Type | Real |
| Use Code | 33 Fast Food Restaurant |
| Valuation | Income |
| Improvement SF | 864 SF |
| Land SF | 37,503 SF |
| Acres | 0.861 |
| Year Built | 2022 |
| Legal | LOT 1 LA FITNESS SUBD |
| Neighborhood | 1SO2 |
| Land | $562,545 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $562,545 |
| Improvement | $364,655 |
|---|---|
| Total Improvement | $364,655 |
| Market | $927,200 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $927,200 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $927,200 |
| Taxable Value | $927,200 |
|---|
Appreciation: Market value has risen +135.5% from $393,782 (2021) to $927,200 (2025), a CAGR of 23.9% over 4 years. This is strong appreciation — well above typical inflation. 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 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 $18,975. 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 61% of market value ($562,545 land vs $364,655 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 $927,200, 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 +23.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,704,397 by 2030, with an estimated annual tax burden around $28,129. 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 | 17,000 SF | ✗ |
| 1ST | 1st Floor | 864 SF | ✓ |
| 501 | CANOPY | 336 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% | $8,578.45 | $8,578.45 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $4,858.69 | $4,858.69 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,484.83 | $3,484.83 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,094.31 | $1,094.31 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $958.72 | $958.72 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $18,975.00 | $18,975.00 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $983,979 | $927,200 | +6.1% |
| Assessed Value | $983,979 | $927,200 | +6.1% |
| Land Value | $562,545 | $562,545 | +0.0% |
| Improvement Value | $421,434 | $364,655 | +15.6% |
| Taxable Value | $983,979 | $927,200 | +6.1% |
| Total Tax 2026 = estimate |
~$20,137
Estimated
|
~$18,975
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $983,979 | $983,979 | +0 (+0.0%) |
| Taxable Value | $983,979 | $983,979 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $983,979 | $562,545 | $421,434 | — | $983,979 | $983,979 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $927,200 | $562,545 | $364,655 | — | $927,200 | $927,200 | ~$18,975 | Partial |
| 2024 | $673,843 | — | — | — | — | $— | $18,463 | Verified |
| 2023 | $— | — | — | — | — | $— | $12,191 | Verified |
| 2022 | $— | — | — | — | $450,036 | $— | $8,888 | Verified |
| 2021 | $393,782 | — | — | — | $393,782 | $— | $8,571 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +6.1% | +6.1% | ~100% | Not available | Partial |
| 2025 | -0.5% | -0.5% | ~100% | Not available | Partial |
| 2024 | +38.3% | +38.3% | ~100% | 1.9800% | Verified |
| 2023 | +49.7% | +49.7% | ~100% | 1.8100% | Verified |
| 2022 | +14.3% | +14.3% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +135.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +6.1% | +38.3% | +22.4% | +71.1% | 2024 | +6.1% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 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 |
$18,975 | $15,337 | ~$24,193 | $18,975 | 2025 | $8,571 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,148,558 | ~$1,019,920 | ~2.0139% | ~$20,541 | +23.9% |
| 2027 | ~$1,422,762 | ~$1,121,912 | ~1.9814% | ~$22,229 | +53.4% |
| 2028 | ~$1,762,429 | ~$1,234,103 | ~1.9488% | ~$24,051 | +90.1% |
| 2029 | ~$2,183,187 | ~$1,357,514 | ~1.9163% | ~$26,014 | +135.5% |
| 2030 | ~$2,704,397 | ~$1,493,265 | ~1.8837% | ~$28,129 | +191.7% |
| 2026 | ~$1,130,014 | ~$1,019,920 | ~2.0465% | ~$20,873 | +21.9% |
| 2027 | ~$1,377,190 | ~$1,121,912 | ~2.0465% | ~$22,960 | +48.5% |
| 2028 | ~$1,678,434 | ~$1,234,103 | ~2.0465% | ~$25,256 | +81.0% |
| 2029 | ~$2,045,571 | ~$1,357,514 | ~2.0465% | ~$27,781 | +120.6% |
| 2030 | ~$2,493,015 | ~$1,493,265 | ~2.0465% | ~$30,559 | +168.9% |
| 2026 | ~$1,167,102 | ~$1,019,920 | ~1.9977% | ~$20,375 | +25.9% |
| 2027 | ~$1,469,075 | ~$1,121,912 | ~1.9488% | ~$21,864 | +58.4% |
| 2028 | ~$1,849,180 | ~$1,234,103 | ~1.9000% | ~$23,448 | +99.4% |
| 2029 | ~$2,327,633 | ~$1,357,514 | ~1.8512% | ~$25,130 | +151.0% |
| 2030 | ~$2,929,880 | ~$1,493,265 | ~1.8024% | ~$26,914 | +216.0% |
In 2025, this property's market value of $927,200 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -35% 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 | $927,200 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $673,843 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | — | $667,828 | $1,414,358 | $3,374,900 | — | +9.7% |
| 2022 | — | $553,066 | $1,215,730 | $2,939,150 | — | +3.3% |
| 2021 | $393,782 | $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.