10010 MENCHACA RD TX 78748
| Owner | VAN SHELLENBECK HERBERT & LAVERNE |
|---|---|
| Parcel ID | 0430210214 |
| Short ID | 346121 |
| Type | Real |
| Use Code | 30 Strip Center (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 6,512 SF |
| Land SF | 126,498 SF |
| Acres | 2.904 |
| Year Built | 1984 |
| Legal | ABS 27 SUR 2 WILSON W ACR 2.904 |
| Neighborhood | 30SOU |
| Land | $1,075,235 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,075,235 |
| Improvement | $19,485 |
|---|---|
| Total Improvement | $19,485 |
| Market | $1,094,720 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,094,720 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,094,720 |
| Taxable Value | $1,094,720 |
|---|
Appreciation: Market value has fallen -3.7% from $1,137,032 (2021) to $1,094,720 (2025), a CAGR of -0.9% 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 1.6225% in 2025 (+0.0183% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $17,761. Austin ISD is the largest single contributor, at 57.0% 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 98% of market value ($1,075,235 land vs $19,485 improvements), about $9/SF of land. With value concentrated in the land under a ~42-year-old structure, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $1,094,720, 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 -0.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,044,037 by 2030, with an estimated annual tax burden around $15,462. 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 | 10,600 SF | ✗ |
| 1ST | 1st Floor | 6,512 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,512 SF | ✗ |
| 612C | TERRACE UNCOVERD COMM | 192 SF | ✗ |
| 522C | FIREPLACE COMM | 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% | $10,128.35 | $10,128.35 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,114.45 | $4,114.45 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,292.02 | $1,292.02 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,131.94 | $1,131.94 | Paid |
| E05 Travis County ESD # 05 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $1,094.72 | $1,094.72 | Paid |
| Combined Rate | 1.7357% | 1.6122% | 1.4634% | 1.6042% | 1.6225% | +0.0183% | $17,761.48 | $17,761.48 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,094,280 | $1,094,720 | -0.0% |
| Assessed Value | $1,094,280 | $1,094,720 | -0.0% |
| Land Value | $1,075,235 | $1,075,235 | +0.0% |
| Improvement Value | $19,045 | $19,485 | -2.3% |
| Taxable Value | $1,094,280 | $1,094,720 | -0.0% |
| Total Tax 2026 = estimate |
~$17,754
Estimated
|
~$17,761
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,094,280 | $1,094,280 | +0 (+0.0%) |
| Taxable Value | $1,094,280 | $1,094,280 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,094,280 | $1,075,235 | $19,045 | — | $1,094,280 | $1,094,280 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,094,720 | $1,075,235 | $19,485 | — | $1,094,720 | $1,094,720 | ~$17,761 | Partial |
| 2024 | $1,128,954 | — | — | −$53,719 | $1,075,235 | $— | $17,562 | Verified |
| 2023 | $1,128,954 | — | — | −$53,719 | $1,075,235 | $— | $16,522 | Verified |
| 2022 | $964,713 | — | — | — | $1,075,235 ! | $— | $18,201 | Verified |
| 2021 | $1,137,032 | — | — | −$276,844 | $860,188 | $— | $16,744 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -0.0% | -0.0% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | -10.7% | -10.7% | ~100% | 1.6000% | Verified |
| 2023 | +8.6% | +8.6% | ~100% | 1.3500% | Verified |
| 2022 | +17.0% | +17.0% | ~100% | 1.6100% | Verified |
| 2021 | base year | — | ~100% | 1.4700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +13.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +-0.0% | -0.2% | -0.9% | +17.0% | 2023 | -15.2% | 2022 |
| Assessment Ratio | 100.0% | 96.3% | — | 111.5% | 2022 | 75.7% | 2021 |
| Effective Tax Rate (2025) | 1.6200% | 1.6200% | — | 1.6200% | 2025 | 1.6200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$17,761 | $17,358 | ~$16,367 | $18,201 | 2022 | $16,522 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,084,390 | ~$1,084,390 | ~1.5942% | ~$17,287 | -0.9% |
| 2027 | ~$1,074,158 | ~$1,074,158 | ~1.5659% | ~$16,820 | -1.9% |
| 2028 | ~$1,064,023 | ~$1,064,023 | ~1.5376% | ~$16,360 | -2.8% |
| 2029 | ~$1,053,983 | ~$1,053,983 | ~1.5093% | ~$15,907 | -3.7% |
| 2030 | ~$1,044,037 | ~$1,044,037 | ~1.4810% | ~$15,462 | -4.6% |
| 2026 | ~$1,062,496 | ~$1,062,496 | ~1.6225% | ~$17,239 | -2.9% |
| 2027 | ~$1,031,220 | ~$1,031,220 | ~1.6225% | ~$16,731 | -5.8% |
| 2028 | ~$1,000,866 | ~$1,000,866 | ~1.6225% | ~$16,239 | -8.6% |
| 2029 | ~$971,404 | ~$971,404 | ~1.6225% | ~$15,761 | -11.3% |
| 2030 | ~$942,810 | ~$942,810 | ~1.6225% | ~$15,297 | -13.9% |
| 2026 | ~$1,106,285 | ~$1,106,285 | ~1.5800% | ~$17,479 | +1.1% |
| 2027 | ~$1,117,972 | ~$1,117,972 | ~1.5376% | ~$17,189 | +2.1% |
| 2028 | ~$1,129,782 | ~$1,129,782 | ~1.4951% | ~$16,891 | +3.2% |
| 2029 | ~$1,141,717 | ~$1,141,717 | ~1.4527% | ~$16,585 | +4.3% |
| 2030 | ~$1,153,778 | ~$1,153,778 | ~1.4102% | ~$16,271 | +5.4% |
In 2025, this property's market value of $1,094,720 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -23% 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 | $1,094,720 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $1,128,954 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $1,128,954 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $964,713 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $1,137,032 | $517,750 | $1,142,600 | $2,780,453 | ↓ Below 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.