10402 MENCHACA RD TX 78748
| Owner | 10402 MANCHACA ROAD LLC |
|---|---|
| Parcel ID | 0432210306 |
| Short ID | 347041 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 6,936 SF |
| Land SF | 76,056 SF |
| Acres | 1.746 |
| Year Built | 1972 |
| Legal | LOT 1 LESS E 21.36'AV GARNER CHARLES E SUBD |
| Neighborhood | 59SOU |
| Land | $760,558 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $760,558 |
| Improvement | $1,562,257 |
|---|---|
| Total Improvement | $1,562,257 |
| Market | $2,322,815 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,322,815 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,322,815 |
| Taxable Value | $2,322,815 |
|---|
Appreciation: Market value has risen +85.8% from $1,249,975 (2021) to $2,322,815 (2025), a CAGR of 16.8% 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 1.6225% in 2025 (+0.0183% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $37,687. 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 33% of market value ($760,558 land vs $1,562,257 improvements), about $10/SF of land. Most value sits in the improvements, so building condition, age (~54 yrs), and rent roll drive the underwriting.
Submarket Position: At $2,322,815, 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 +16.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $5,039,718 by 2030, with an estimated annual tax burden around $55,401. 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.
12 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 23,100 SF | ✗ |
| 1ST | 1st Floor | 6,936 SF | ✓ |
| 541 | FENCE COMM LF | 4,600 SF | ✗ |
| 095 | HVAC RESIDENTIAL | 2,127 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 1,310 SF | ✗ |
| 501 | CANOPY | 1,200 SF | ✗ |
| 437 | FENCE MASON LF | 700 SF | ✗ |
| 051C | CARPORT DET 1ST COMM | 672 SF | ✗ |
| 327 | STORAGE COMM'L | 96 SF | ✓ |
| 251 | BATHROOM | 3 SF | ✓ |
| 522C | FIREPLACE COMM | 1 SF | ✓ |
| 604C | POOL CONC 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% | $21,490.68 | $21,490.68 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $8,730.18 | $8,730.18 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,741.46 | $2,741.46 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,401.79 | $2,401.79 | Paid |
| E05 Travis County ESD # 05 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $2,322.82 | $2,322.82 | Paid |
| Combined Rate | 1.7357% | 1.6122% | 1.4634% | 1.6042% | 1.6225% | +0.0183% | $37,686.93 | $37,686.93 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,589,167 | $2,322,815 | +11.5% |
| Assessed Value | $2,589,167 | $2,322,815 | +11.5% |
| Land Value | $760,558 | $760,558 | +0.0% |
| Improvement Value | $1,828,609 | $1,562,257 | +17.0% |
| Taxable Value | $2,589,167 | $2,322,815 | +11.5% |
| Total Tax 2026 = estimate |
~$42,008
Estimated
|
~$37,687
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,166,038 | $2,589,167 | -576,871 (-18.2%) |
| Taxable Value | $2,787,378 | $2,589,167 | -198,211 (-7.1%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,589,167 | $760,558 | $1,828,609 | — | $2,589,167 | $2,589,167 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,322,815 | $760,558 | $1,562,257 | — | $2,322,815 | $2,322,815 | ~$37,687 | Partial |
| 2024 | $2,322,815 | — | — | −$1,562,257 | $760,558 | $— | $37,263 | Verified |
| 2023 | $1,948,800 | — | — | −$1,188,242 | $760,558 | $— | $33,993 | Verified |
| 2022 | $1,768,140 | — | — | −$1,007,582 | $760,558 | $— | $31,419 | Verified |
| 2021 | $1,249,975 | — | — | −$641,529 | $608,446 | $— | $30,689 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +36.3% | +20.0% | 88.0% | Not available | Partial |
| 2025 | -38.5% | -16.7% | ~100% | Not available | Partial |
| 2024 | +46.3% | +8.0% | 73.9% | 0.9900% | Verified |
| 2023 | +32.4% | +32.4% | ~100% | 1.3200% | Verified |
| 2022 | +10.2% | +10.2% | ~100% | 1.6100% | Verified |
| 2021 | base year | — | ~100% | 2.4600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +31.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +11.5% | +16.5% | +14.4% | +41.5% | 2022 | +0.0% | 2025 |
| Assessment Ratio | 100.0% | 60.6% | — | 100.0% | 2025 | 32.7% | 2024 |
| 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 |
$37,687 | $34,210 | ~$47,801 | $37,687 | 2025 | $30,689 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,712,020 | ~$2,555,096 | ~1.5942% | ~$40,732 | +16.8% |
| 2027 | ~$3,166,440 | ~$2,810,606 | ~1.5659% | ~$44,010 | +36.3% |
| 2028 | ~$3,697,001 | ~$3,091,667 | ~1.5376% | ~$47,536 | +59.2% |
| 2029 | ~$4,316,462 | ~$3,400,833 | ~1.5093% | ~$51,327 | +85.8% |
| 2030 | ~$5,039,718 | ~$3,740,917 | ~1.4810% | ~$55,401 | +117.0% |
| 2026 | ~$2,665,564 | ~$2,555,096 | ~1.6225% | ~$41,456 | +14.8% |
| 2027 | ~$3,058,888 | ~$2,810,606 | ~1.6225% | ~$45,601 | +31.7% |
| 2028 | ~$3,510,251 | ~$3,091,667 | ~1.6225% | ~$50,161 | +51.1% |
| 2029 | ~$4,028,215 | ~$3,400,833 | ~1.6225% | ~$55,177 | +73.4% |
| 2030 | ~$4,622,609 | ~$3,740,917 | ~1.6225% | ~$60,695 | +99.0% |
| 2026 | ~$2,758,477 | ~$2,555,096 | ~1.5800% | ~$40,371 | +18.8% |
| 2027 | ~$3,275,850 | ~$2,810,606 | ~1.5376% | ~$43,215 | +41.0% |
| 2028 | ~$3,890,261 | ~$3,091,667 | ~1.4951% | ~$46,224 | +67.5% |
| 2029 | ~$4,619,909 | ~$3,400,833 | ~1.4527% | ~$49,402 | +98.9% |
| 2030 | ~$5,486,408 | ~$3,740,917 | ~1.4102% | ~$52,754 | +136.2% |
In 2025, this property's market value of $2,322,815 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +64% 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 | $2,322,815 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $2,322,815 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,948,800 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,768,140 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,249,975 | $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.