10616 MENCHACA RD TX 78748
| Owner | 10616 MANCHACA LLC |
|---|---|
| Parcel ID | 0432230403 |
| Short ID | 347101 |
| Type | Real |
| Use Code | 48 Convenience Store |
| Valuation | Income |
| Improvement SF | 6,272 SF |
| Land SF | 95,832 SF |
| Acres | 2.200 |
| Year Built | 2021 |
| Legal | LOT 2 MERCADO HEIGHTS |
| Neighborhood | 53SOU |
| Land | $1,341,648 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,341,648 |
| Improvement | $1,464,994 |
|---|---|
| Total Improvement | $1,464,994 |
| Market | $2,806,642 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,806,642 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,806,642 |
| Taxable Value | $2,806,642 |
|---|
Appreciation: Market value has risen +200.3% from $934,461 (2021) to $2,806,642 (2025), a CAGR of 31.6% over 4 years. This is strong appreciation — well above typical inflation. 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 1.6225% in 2025 (+0.0183% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $45,537. 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 48% of market value ($1,341,648 land vs $1,464,994 improvements), about $14/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $2,806,642, 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 +31.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $11,097,351 by 2030, with an estimated annual tax burden around $66,941. 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 | 37,100 SF | ✗ |
| 1ST | 1st Floor | 6,272 SF | ✓ |
| 501 | CANOPY | 3,055 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% | $25,967.05 | $25,967.05 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $10,548.62 | $10,548.62 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,312.48 | $3,312.48 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,902.07 | $2,902.07 | Paid |
| E05 Travis County ESD # 05 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $2,806.64 | $2,806.64 | Paid |
| Combined Rate | 1.7357% | 1.6122% | 1.4634% | 1.6042% | 1.6225% | +0.0183% | $45,536.86 | $45,536.86 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,019,009 | $2,806,642 | +7.6% |
| Assessed Value | $3,019,009 | $2,806,642 | +7.6% |
| Land Value | $1,341,648 | $1,341,648 | +0.0% |
| Improvement Value | $1,677,361 | $1,464,994 | +14.5% |
| Taxable Value | $3,019,009 | $2,806,642 | +7.6% |
| Total Tax 2026 = estimate |
~$48,982
Estimated
|
~$45,537
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,090,324 | $3,019,009 | -71,315 (-2.3%) |
| Taxable Value | $3,090,324 | $3,019,009 | -71,315 (-2.3%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,019,009 | $1,341,648 | $1,677,361 | — | $3,019,009 | $3,019,009 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,806,642 | $1,341,648 | $1,464,994 | — | $2,806,642 | $2,806,642 | ~$45,537 | Partial |
| 2024 | $2,970,000 | — | — | −$1,628,352 | $1,341,648 | $— | $45,981 | Verified |
| 2023 | $1,737,712 | — | — | −$396,064 | $1,341,648 | $— | $43,464 | Verified |
| 2022 | $1,944,852 | — | — | −$603,204 | $1,341,648 | $— | $28,016 | Verified |
| 2021 | $934,461 | — | — | — | $1,341,648 ! | $— | $33,756 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +10.1% | +10.1% | ~100% | Not available | Partial |
| 2025 | -2.1% | -2.1% | ~100% | Not available | Partial |
| 2024 | -3.5% | -3.5% | ~100% | 1.6000% | Verified |
| 2023 | +70.9% | +70.9% | ~100% | 1.4600% | Verified |
| 2022 | -10.7% | -10.7% | ~100% | 1.6100% | Verified |
| 2021 | base year | — | ~100% | 3.6100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +44.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +7.6% | +34.1% | +29.8% | +108.1% | 2022 | -10.7% | 2023 |
| Assessment Ratio | 100.0% | 89.2% | — | 143.6% | 2021 | 45.2% | 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 |
$45,537 | $39,351 | ~$57,758 | $45,981 | 2024 | $28,016 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,694,822 | ~$3,087,306 | ~1.5942% | ~$49,217 | +31.6% |
| 2027 | ~$4,864,071 | ~$3,396,037 | ~1.5659% | ~$53,177 | +73.3% |
| 2028 | ~$6,403,338 | ~$3,735,641 | ~1.5376% | ~$57,438 | +128.1% |
| 2029 | ~$8,429,714 | ~$4,109,205 | ~1.5093% | ~$62,018 | +200.3% |
| 2030 | ~$11,097,351 | ~$4,520,125 | ~1.4810% | ~$66,941 | +295.4% |
| 2026 | ~$3,638,689 | ~$3,087,306 | ~1.6225% | ~$50,091 | +29.6% |
| 2027 | ~$4,717,401 | ~$3,396,037 | ~1.6225% | ~$55,100 | +68.1% |
| 2028 | ~$6,115,905 | ~$3,735,641 | ~1.6225% | ~$60,610 | +117.9% |
| 2029 | ~$7,929,003 | ~$4,109,205 | ~1.6225% | ~$66,671 | +182.5% |
| 2030 | ~$10,279,607 | ~$4,520,125 | ~1.6225% | ~$73,338 | +266.3% |
| 2026 | ~$3,750,954 | ~$3,087,306 | ~1.5800% | ~$48,780 | +33.6% |
| 2027 | ~$5,012,987 | ~$3,396,037 | ~1.5376% | ~$52,216 | +78.6% |
| 2028 | ~$6,699,638 | ~$3,735,641 | ~1.4951% | ~$55,852 | +138.7% |
| 2029 | ~$8,953,774 | ~$4,109,205 | ~1.4527% | ~$59,692 | +219.0% |
| 2030 | ~$11,966,328 | ~$4,520,125 | ~1.4102% | ~$63,743 | +326.4% |
In 2025, this property's market value of $2,806,642 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +98% 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 | $2,806,642 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $2,970,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,737,712 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,944,852 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $934,461 | $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.