9929 MENCHACA RD TX 78748
| Owner | BDSLLS #2 LLC & JGH VENTURES LLC |
|---|---|
| Parcel ID | 0430210519 |
| Short ID | 737979 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 402,005 SF |
| Acres | 9.229 |
| Year Built | — |
| Legal | LOT 1A BLK A MARKET AT SLAUGHTER RESUB OF LOT 1 BLK A |
| Neighborhood | 43SOU |
| Land | $402,005 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $402,005 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $250,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $250,000 |
| Value Limitation Adjustment (−) (homestead cap) | −$70,000 |
| Net Appraised (assessed) | $180,000 |
| Taxable Value | $180,000 |
|---|
Appreciation: Market value has risen +127.4% from $109,952 (2021) to $250,000 (2025), a CAGR of 22.8% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→2025), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend. Over the same span, the median Land/Vacant parcel countywide rose +487.2%, so this parcel has lagged the broader land/vacant 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 $3,684. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Assessment Gap: Assessed value ($180,000) is $70,000 below market value, suggesting potential for an upward assessment in future years.
Asset Class: Land / Vacant. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 161% of market value ($402,005 land vs $0 improvements), about $1/SF of land. With value concentrated in the land, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $250,000, this parcel sits in the upper-middle (50th–75th percentile) of Land/Vacant property in Travis County — county median $85,028 (P25 $24,862 / P75 $363,420, n=35,611). Land/Vacant here is the broad TCAD category — every land/vacant 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 +22.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $698,009 by 2030, with an estimated annual tax burden around $13,149. 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.
Market value changed by 222% in 2024, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| 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% | $1,665.36 | $1,665.36 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $943.23 | $943.23 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $676.52 | $676.52 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $212.44 | $212.44 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $186.12 | $186.12 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $3,683.67 | $3,683.67 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $250,000 | $250,000 | +0.0% |
| Assessed Value | $216,000 | $180,000 | +20.0% |
| Land Value | $402,005 | $402,005 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $216,000 | $180,000 | +20.0% |
| HS Cap Loss | -$34,000 | — | |
| Total Tax 2026 = estimate |
~$4,420
Estimated
|
~$3,684
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $402,005 | $250,000 | -152,005 (-37.8%) |
| Taxable Value | $216,000 | $216,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $250,000 | $402,005 | — | −$34,000 | $216,000 | $216,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $250,000 | $402,005 | — | −$70,000 | $180,000 | $180,000 | ~$3,684 | Partial |
| 2024 | $— | — | — | — | $402,005 | $— | $2,973 | Verified |
| 2023 | $— | — | — | — | $125,000 | $— | $2,262 | Verified |
| 2022 | $— | — | — | — | $183,254 | $— | $2,526 | Verified |
| 2021 | $109,952 | — | — | — | $109,952 | $— | $2,393 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +60.8% | +20.0% | 53.7% | Not available | Partial |
| 2025 | -37.8% | +20.0% | 72.0% | Not available | Partial |
| 2024 | +221.6% ! | +20.0% | 37.3% | 0.7400% | Verified |
| 2023 | -31.8% | -31.8% | ~100% | 1.8100% | Verified |
| 2022 | +66.7% | +66.7% | ~100% | 1.3800% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +127.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +63.7% | +22.8% | +127.4% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 86.4% | 86.1% | — | 100.0% | 2021 | 72.0% | 2025 |
| Effective Tax Rate (2025) | 1.4700% | 1.4700% | — | 1.4700% | 2025 | 1.4700% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$3,684 | $3,038 | ~$9,343 | $3,684 | 2025 | $2,393 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$306,990 | ~$306,990 | ~2.0139% | ~$6,183 | +22.8% |
| 2027 | ~$376,971 | ~$376,971 | ~1.9814% | ~$7,469 | +50.8% |
| 2028 | ~$462,906 | ~$462,906 | ~1.9488% | ~$9,021 | +85.2% |
| 2029 | ~$568,430 | ~$568,430 | ~1.9163% | ~$10,893 | +127.4% |
| 2030 | ~$698,009 | ~$698,009 | ~1.8837% | ~$13,149 | +179.2% |
| 2026 | ~$301,990 | ~$301,990 | ~2.0465% | ~$6,180 | +20.8% |
| 2027 | ~$364,792 | ~$364,792 | ~2.0465% | ~$7,465 | +45.9% |
| 2028 | ~$440,654 | ~$440,654 | ~2.0465% | ~$9,018 | +76.3% |
| 2029 | ~$532,292 | ~$532,292 | ~2.0465% | ~$10,893 | +112.9% |
| 2030 | ~$642,988 | ~$642,988 | ~2.0465% | ~$13,159 | +157.2% |
| 2026 | ~$311,990 | ~$311,990 | ~1.9977% | ~$6,233 | +24.8% |
| 2027 | ~$389,351 | ~$389,351 | ~1.9488% | ~$7,588 | +55.7% |
| 2028 | ~$485,895 | ~$485,895 | ~1.9000% | ~$9,232 | +94.4% |
| 2029 | ~$606,377 | ~$606,377 | ~1.8512% | ~$11,225 | +142.6% |
| 2030 | ~$756,734 | ~$756,734 | ~1.8024% | ~$13,639 | +202.7% |
In 2025, this property's market value of $250,000 places it in the 50th–75th percentile for Land/Vacant properties in Travis County (35611 comparable) — +194% above the county median of $85,028. Land/Vacant here is the broad TCAD category — every land/vacant 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 | $250,000 | $24,862 | $85,028 | $363,420 | ↑ Above median | +2.1% |
| 2024 | — | $23,000 | $66,000 | $330,000 | — | +0.0% |
| 2023 | — | $25,000 | $71,500 | $271,439 | — | +0.0% |
| 2022 | — | $15,000 | $55,000 | $180,463 | — | +100.0% |
| 2021 | $109,952 | $6,000 | $14,480 | $80,000 | ↑ 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.