11525 MENCHACA RD TX 78748
| Owner | SHREEJI DHAM LLC |
|---|---|
| Parcel ID | 0438230119 |
| Short ID | 349709 |
| Type | Real |
| Use Code | 30 Strip Center (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 4,300 SF |
| Land SF | 16,500 SF |
| Acres | 0.379 |
| Year Built | 1985 |
| Legal | LOT 8&9 BLK 1 * LESS W 15' MOORELAND ADDN |
| Neighborhood | 30SOU |
| Land | $247,500 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $247,500 |
| Improvement | $471,359 |
|---|---|
| Total Improvement | $471,359 |
| Market | $718,859 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $718,859 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $718,859 |
| Taxable Value | $718,859 |
|---|
Appreciation: Market value has fallen -0.8% from $724,774 (2021) to $718,859 (2025), a CAGR of -0.2% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2021→2022), 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 lagged 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 $14,711. 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 34% of market value ($247,500 land vs $471,359 improvements), about $15/SF of land. Most value sits in the improvements, so building condition, age (~41 yrs), and rent roll drive the underwriting.
Submarket Position: At $718,859, 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 -0.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $711,533 by 2030, with an estimated annual tax burden around $13,403. 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.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 8,850 SF | ✗ |
| 1ST | 1st Floor | 4,000 SF | ✓ |
| 501 | CANOPY | 600 SF | ✗ |
| 611 | TERRACE | 600 SF | ✗ |
| 2ND | 2nd Floor | 300 SF | ✓ |
| 327 | STORAGE COMM'L | 300 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% | $6,650.88 | $6,650.88 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,766.94 | $3,766.94 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,701.80 | $2,701.80 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $848.42 | $848.42 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $743.30 | $743.30 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $14,711.34 | $14,711.34 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $727,959 | $718,859 | +1.3% |
| Assessed Value | $727,959 | $718,859 | +1.3% |
| Land Value | $247,500 | $247,500 | +0.0% |
| Improvement Value | $480,459 | $471,359 | +1.9% |
| Taxable Value | $727,959 | $718,859 | +1.3% |
| Total Tax 2026 = estimate |
~$14,898
Estimated
|
~$14,711
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $727,959 | $727,959 | +0 (+0.0%) |
| Taxable Value | $727,959 | $727,959 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $727,959 | $247,500 | $480,459 | — | $727,959 | $727,959 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $718,859 | $247,500 | $471,359 | — | $718,859 | $718,859 | ~$14,711 | Partial |
| 2024 | $680,355 | — | — | −$432,855 | $247,500 | $— | $14,223 | Verified |
| 2023 | $629,800 | — | — | −$382,300 | $247,500 | $— | $12,309 | Verified |
| 2022 | $625,438 | — | — | −$377,938 | $247,500 | $— | $12,438 | Verified |
| 2021 | $724,774 | — | — | −$658,774 | $66,000 | $— | $13,614 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +1.3% | +1.3% | ~100% | Not available | Partial |
| 2025 | +0.2% | +0.2% | ~100% | Not available | Partial |
| 2024 | +3.4% | +3.4% | ~100% | 1.9800% | Verified |
| 2023 | +7.9% | +7.9% | ~100% | 1.7700% | Verified |
| 2022 | +2.9% | +2.9% | ~100% | 1.9300% | Verified |
| 2021 | base year | — | ~100% | 1.8800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +14.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +1.3% | +0.4% | -0.5% | +8.0% | 2024 | -13.7% | 2022 |
| Assessment Ratio | 100.0% | 54.1% | — | 100.0% | 2025 | 9.1% | 2021 |
| 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 |
$14,711 | $13,459 | ~$13,925 | $14,711 | 2025 | $12,309 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$717,388 | ~$717,388 | ~2.0139% | ~$14,448 | -0.2% |
| 2027 | ~$715,920 | ~$715,920 | ~1.9814% | ~$14,185 | -0.4% |
| 2028 | ~$714,454 | ~$714,454 | ~1.9488% | ~$13,924 | -0.6% |
| 2029 | ~$712,992 | ~$712,992 | ~1.9163% | ~$13,663 | -0.8% |
| 2030 | ~$711,533 | ~$711,533 | ~1.8837% | ~$13,403 | -1.0% |
| 2026 | ~$703,011 | ~$703,011 | ~2.0465% | ~$14,387 | -2.2% |
| 2027 | ~$687,512 | ~$687,512 | ~2.0465% | ~$14,070 | -4.4% |
| 2028 | ~$672,354 | ~$672,354 | ~2.0465% | ~$13,760 | -6.5% |
| 2029 | ~$657,531 | ~$657,531 | ~2.0465% | ~$13,456 | -8.5% |
| 2030 | ~$643,035 | ~$643,035 | ~2.0465% | ~$13,160 | -10.5% |
| 2026 | ~$731,765 | ~$731,765 | ~1.9977% | ~$14,618 | +1.8% |
| 2027 | ~$744,903 | ~$744,903 | ~1.9488% | ~$14,517 | +3.6% |
| 2028 | ~$758,276 | ~$758,276 | ~1.9000% | ~$14,407 | +5.5% |
| 2029 | ~$771,890 | ~$771,890 | ~1.8512% | ~$14,289 | +7.4% |
| 2030 | ~$785,748 | ~$785,748 | ~1.8024% | ~$14,162 | +9.3% |
In 2025, this property's market value of $718,859 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -49% 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 | $718,859 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $680,355 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $629,800 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $625,438 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $724,774 | $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.