9909 MENCHACA RD TX 78748
| Owner | NNN REIT LP |
|---|---|
| Parcel ID | 0430210508 |
| Short ID | 346144 |
| Type | Real |
| Use Code | 48 Convenience Store |
| Valuation | Income |
| Improvement SF | 3,337 SF |
| Land SF | 42,596 SF |
| Acres | 0.978 |
| Year Built | 1999 |
| Legal | LOT 2 PLAZA AT SLAUGHTER CREEK SEC 2 |
| Neighborhood | 48SOU |
| Land | $1,064,900 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,064,900 |
| Improvement | $569,910 |
|---|---|
| Total Improvement | $569,910 |
| Market | $1,634,810 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,634,810 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,634,810 |
| Taxable Value | $1,634,810 |
|---|
Appreciation: Market value has risen +32.3% from $1,236,054 (2021) to $1,634,810 (2025), a CAGR of 7.2% over 4 years. This represents moderate, steady growth. Most of this growth came in a single year (2023→2024), 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 $33,456. 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 65% of market value ($1,064,900 land vs $569,910 improvements), about $25/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $1,634,810, 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 +7.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,318,754 by 2030, with an estimated annual tax burden around $43,679. 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 | 22,000 SF | ✗ |
| 1ST | 1st Floor | 3,337 SF | ✓ |
| 501 | CANOPY | 3,178 SF | ✗ |
| 482 | LIGHT POLES | 6 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% | $15,125.26 | $15,125.26 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $8,566.68 | $8,566.68 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $6,144.35 | $6,144.35 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,929.45 | $1,929.45 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,690.39 | $1,690.39 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $33,456.13 | $33,456.13 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,698,930 | $1,634,810 | +3.9% |
| Assessed Value | $1,698,930 | $1,634,810 | +3.9% |
| Land Value | $1,064,900 | $1,064,900 | +0.0% |
| Improvement Value | $634,030 | $569,910 | +11.3% |
| Taxable Value | $1,698,930 | $1,634,810 | +3.9% |
| Total Tax 2026 = estimate |
~$34,768
Estimated
|
~$33,456
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,698,930 | $1,698,930 | +0 (+0.0%) |
| Taxable Value | $1,698,930 | $1,698,930 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,698,930 | $1,064,900 | $634,030 | — | $1,698,930 | $1,698,930 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,634,810 | $1,064,900 | $569,910 | — | $1,634,810 | $1,634,810 | ~$33,456 | Partial |
| 2024 | $1,550,000 | — | — | −$485,100 | $1,064,900 | $— | $32,590 | Verified |
| 2023 | $1,226,865 | — | — | −$161,965 | $1,064,900 | $— | $28,043 | Verified |
| 2022 | $1,276,604 | — | — | −$509,876 | $766,728 | $— | $24,230 | Verified |
| 2021 | $1,236,054 | — | — | −$469,326 | $766,728 | $— | $27,788 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +3.9% | +3.9% | ~100% | Not available | Partial |
| 2025 | -0.6% | -0.6% | ~100% | Not available | Partial |
| 2024 | +6.1% | +6.1% | ~100% | 1.9800% | Verified |
| 2023 | +26.3% | +26.3% | ~100% | 1.8100% | Verified |
| 2022 | -3.9% | -3.9% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.2500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +28.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +3.9% | +7.0% | +6.4% | +26.3% | 2024 | -3.9% | 2023 |
| Assessment Ratio | 100.0% | 79.6% | — | 100.0% | 2025 | 60.1% | 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 |
$33,456 | $29,221 | ~$39,393 | $33,456 | 2025 | $24,230 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,753,173 | ~$1,753,173 | ~2.0139% | ~$35,308 | +7.2% |
| 2027 | ~$1,880,105 | ~$1,880,105 | ~1.9814% | ~$37,252 | +15.0% |
| 2028 | ~$2,016,228 | ~$2,016,228 | ~1.9488% | ~$39,293 | +23.3% |
| 2029 | ~$2,162,206 | ~$2,162,206 | ~1.9163% | ~$41,434 | +32.3% |
| 2030 | ~$2,318,754 | ~$2,318,754 | ~1.8837% | ~$43,679 | +41.8% |
| 2026 | ~$1,720,477 | ~$1,720,477 | ~2.0465% | ~$35,209 | +5.2% |
| 2027 | ~$1,810,632 | ~$1,810,632 | ~2.0465% | ~$37,054 | +10.8% |
| 2028 | ~$1,905,513 | ~$1,905,513 | ~2.0465% | ~$38,996 | +16.6% |
| 2029 | ~$2,005,364 | ~$2,005,364 | ~2.0465% | ~$41,039 | +22.7% |
| 2030 | ~$2,110,449 | ~$2,110,449 | ~2.0465% | ~$43,190 | +29.1% |
| 2026 | ~$1,785,869 | ~$1,785,869 | ~1.9977% | ~$35,676 | +9.2% |
| 2027 | ~$1,950,886 | ~$1,950,886 | ~1.9488% | ~$38,020 | +19.3% |
| 2028 | ~$2,131,151 | ~$2,131,151 | ~1.9000% | ~$40,492 | +30.4% |
| 2029 | ~$2,328,073 | ~$2,328,073 | ~1.8512% | ~$43,097 | +42.4% |
| 2030 | ~$2,543,191 | ~$2,543,191 | ~1.8024% | ~$45,838 | +55.6% |
In 2025, this property's market value of $1,634,810 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +15% 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 | $1,634,810 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,550,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,226,865 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $1,276,604 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,236,054 | $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.