10701 MENCHACA RD TX 78748
| Owner | RGB ENTERPRISES LLC |
|---|---|
| Parcel ID | 0434230234 |
| Short ID | 486459 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 2,568 SF |
| Land SF | 67,387 SF |
| Acres | 1.547 |
| Year Built | 2024 |
| Legal | HENRYS CORNER SUBD |
| Neighborhood | 1SO3 |
| Land | $566,053 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $566,053 |
| Improvement | $614,947 |
|---|---|
| Total Improvement | $614,947 |
| Market | $1,181,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,181,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,181,000 |
| Taxable Value | $1,181,000 |
|---|
| Total Due | $44,641.94 |
|---|---|
| First Delinquent | 2024 |
Appreciation: Market value has risen +250.5% from $336,937 (2021) to $1,181,000 (2025), a CAGR of 36.8% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2024→2025), 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 $24,169. 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 48% of market value ($566,053 land vs $614,947 improvements), about $8/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $1,181,000, 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 +79.2% Base-scenario CAGR (Based on 2022–2025 certified trend, projected forward from 2025), the model projects market value near $21,830,934 by 2030, with an estimated annual tax burden around $35,829. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
Delinquent Taxes: $44,641.94 in unpaid taxes since 2024. These become a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
7 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 26,541 SF | ✗ |
| 1ST | 1st Floor | 2,568 SF | ✓ |
| 093 | HVAC COMMRCL SF | 2,568 SF | ✗ |
| 513C | DECK COVERD COMM | 2,359 SF | ✗ |
| 272 | COLDSTG VAULT LG | 1,600 SF | ✓ |
| 327 | STORAGE COMM'L | 1,000 SF | ✓ |
| 273 | COLDSTG VAULT SM | 240 SF | ✓ |
Market value changed by 79% in 2025, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
This parcel has unpaid taxes on record. Delinquent taxes are a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
| 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% | $10,926.61 | $— | $10,926.61 |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $6,188.64 | $— | $6,188.64 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,438.73 | $— | $4,438.73 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,393.85 | $— | $1,393.85 |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,221.15 | $— | $1,221.15 |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $24,168.98 | $0.00 | $24,168.98 |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,231,000 | $1,181,000 | +4.2% |
| Assessed Value | $1,231,000 | $1,181,000 | +4.2% |
| Land Value | $566,053 | $566,053 | +0.0% |
| Improvement Value | $664,947 | $614,947 | +8.1% |
| Taxable Value | $1,231,000 | $1,181,000 | +4.2% |
| Total Tax 2026 = estimate |
~$25,192
Estimated
|
$24,169 | ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,410,457 | $1,231,000 | -179,457 (-12.7%) |
| Taxable Value | $1,410,457 | $1,231,000 | -179,457 (-12.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,231,000 | $566,053 | $664,947 | — | $1,231,000 | $1,231,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,181,000 | $566,053 | $614,947 | — | $1,181,000 | $1,181,000 | $24,169 | Verified |
| 2024 | $659,000 | — | — | — | — | $— | $13,060 | Verified |
| 2023 | $— | — | — | — | — | $— | $11,923 | Verified |
| 2022 | $— | — | — | — | $566,053 | $— | $11,179 | Verified |
| 2021 | $336,937 | — | — | — | $566,053 ! | $— | $12,321 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +19.4% | +19.4% | ~100% | Not available | Partial |
| 2025 | +79.2% ! | +79.2% | ~100% | 2.0500% | Verified |
| 2024 | -4.6% | -4.6% | ~100% | 1.9800% | Verified |
| 2023 | +22.0% | +22.0% | ~100% | 1.7300% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 3.6600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +108.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +4.2% | +59.7% | +77.8% | +95.6% | 2024 | +4.2% | 2026 |
| Assessment Ratio | 100.0% | 122.7% | — | 168.0% | 2021 | 100.0% | 2025 |
| Effective Tax Rate (2025) | 2.0500% | 2.0500% | — | 2.0500% | 2025 | 2.0500% | 2025 |
| Tax Amount | $24,169 | $16,517 | ~$30,815 | $24,169 | 2025 | $12,321 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,116,481 | ~$1,299,100 | ~2.0139% | ~$26,163 | +79.2% |
| 2027 | ~$3,792,965 | ~$1,429,010 | ~1.9814% | ~$28,314 | +221.2% |
| 2028 | ~$6,797,408 | ~$1,571,911 | ~1.9488% | ~$30,634 | +475.6% |
| 2029 | ~$12,181,698 | ~$1,729,102 | ~1.9163% | ~$33,135 | +931.5% |
| 2030 | ~$21,830,934 | ~$1,902,012 | ~1.8837% | ~$35,829 | +1748.5% |
| 2026 | ~$2,092,861 | ~$1,299,100 | ~2.0465% | ~$26,586 | +77.2% |
| 2027 | ~$3,708,778 | ~$1,429,010 | ~2.0465% | ~$29,244 | +214.0% |
| 2028 | ~$6,572,361 | ~$1,571,911 | ~2.0465% | ~$32,169 | +456.5% |
| 2029 | ~$11,646,941 | ~$1,729,102 | ~2.0465% | ~$35,386 | +886.2% |
| 2030 | ~$20,639,652 | ~$1,902,012 | ~2.0465% | ~$38,924 | +1647.6% |
| 2026 | ~$2,140,101 | ~$1,299,100 | ~1.9977% | ~$25,952 | +81.2% |
| 2027 | ~$3,878,097 | ~$1,429,010 | ~1.9488% | ~$27,849 | +228.4% |
| 2028 | ~$7,027,535 | ~$1,571,911 | ~1.9000% | ~$29,867 | +495.0% |
| 2029 | ~$12,734,662 | ~$1,729,102 | ~1.8512% | ~$32,009 | +978.3% |
| 2030 | ~$23,076,598 | ~$1,902,012 | ~1.8024% | ~$34,281 | +1854.0% |
In 2025, this property's market value of $1,181,000 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -17% 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 | $1,181,000 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $659,000 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | — | $667,828 | $1,414,358 | $3,374,900 | — | +9.7% |
| 2022 | — | $553,066 | $1,215,730 | $2,939,150 | — | +3.3% |
| 2021 | $336,937 | $517,750 | $1,142,600 | $2,780,453 | ↓ Bottom 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.