11540 MENCHACA RD TX 78748
| Owner | DTTW INVESTMENTS L P |
|---|---|
| Parcel ID | 0438230704 |
| Short ID | 556620 |
| Type | Real |
| Use Code | 30 Strip Center (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 64,064 SF |
| Land SF | 551,426 SF |
| Acres | 12.659 |
| Year Built | 1985 |
| Legal | ABS 27 SUR 2 WILSON W ACR 12.659 |
| Neighborhood | 64SOU |
| Land | $2,812,273 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,812,273 |
| Improvement | $5,187,727 |
|---|---|
| Total Improvement | $5,187,727 |
| Market | $8,000,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $8,000,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $8,000,000 |
| Taxable Value | $8,000,000 |
|---|
Appreciation: Market value has risen +11.5% from $7,173,000 (2021) to $8,000,000 (2025), a CAGR of 2.8% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2022→2023), 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 $163,719. 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 35% of market value ($2,812,273 land vs $5,187,727 improvements), about $5/SF of land. Most value sits in the improvements, so building condition, age (~41 yrs), and rent roll drive the underwriting.
Submarket Position: At $8,000,000, this parcel sits in the top quartile (≥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 +2.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $9,169,094 by 2030, with an estimated annual tax burden around $172,722. 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.
9 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 64,064 SF | ✓ |
| 093 | HVAC COMMRCL SF | 46,940 SF | ✗ |
| 551 | PAVED AREA | 24,700 SF | ✗ |
| 881 | COMMCL FINISHOUT | 7,060 SF | ✓ |
| 501 | CANOPY | 3,488 SF | ✗ |
| 591 | MASONRY TRIM SF | 3,000 SF | ✗ |
| 611 | TERRACE | 160 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 48 SF | ✗ |
| 482 | LIGHT POLES | 2 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% | $74,016.00 | $74,016.00 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $41,921.36 | $41,921.36 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $30,067.60 | $30,067.60 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $9,441.84 | $9,441.84 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $8,272.00 | $8,272.00 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $163,718.80 | $163,718.80 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $8,863,000 | $8,000,000 | +10.8% |
| Assessed Value | $8,863,000 | $8,000,000 | +10.8% |
| Land Value | $2,812,273 | $2,812,273 | +0.0% |
| Improvement Value | $6,050,727 | $5,187,727 | +16.6% |
| Taxable Value | $8,863,000 | $8,000,000 | +10.8% |
| Total Tax 2026 = estimate |
~$181,380
Estimated
|
~$163,719
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $10,258,039 | $8,863,000 | -1,395,039 (-13.6%) |
| Taxable Value | $10,258,039 | $8,863,000 | -1,395,039 (-13.6%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $8,863,000 | $2,812,273 | $6,050,727 | — | $8,863,000 | $8,863,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $8,000,000 | $2,812,273 | $5,187,727 | — | $8,000,000 | $8,000,000 | ~$163,719 | Partial |
| 2024 | $8,306,500 | — | — | −$5,494,227 | $2,812,273 | $— | $156,563 | Verified |
| 2023 | $8,144,047 | — | — | −$5,331,774 | $2,812,273 | $— | $150,285 | Verified |
| 2022 | $7,200,000 | — | — | −$4,387,727 | $2,812,273 | $— | $160,839 | Verified |
| 2021 | $7,173,000 | — | — | −$6,070,148 | $1,102,852 | $— | $156,721 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +28.2% | +28.2% | ~100% | Not available | Partial |
| 2025 | +1.3% | +1.3% | ~100% | Not available | Partial |
| 2024 | -4.9% | -4.9% | ~100% | 1.9800% | Verified |
| 2023 | +2.0% | +2.0% | ~100% | 1.8100% | Verified |
| 2022 | +13.1% | +13.1% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +11.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +10.8% | +4.5% | +0.8% | +13.1% | 2023 | -3.7% | 2025 |
| Assessment Ratio | 100.0% | 53.8% | — | 100.0% | 2025 | 15.4% | 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 |
$163,719 | $157,625 | ~$169,175 | $163,719 | 2025 | $150,285 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$8,221,239 | ~$8,221,239 | ~2.0139% | ~$165,571 | +2.8% |
| 2027 | ~$8,448,596 | ~$8,448,596 | ~1.9814% | ~$167,399 | +5.6% |
| 2028 | ~$8,682,241 | ~$8,682,241 | ~1.9488% | ~$169,203 | +8.5% |
| 2029 | ~$8,922,348 | ~$8,922,348 | ~1.9163% | ~$170,978 | +11.5% |
| 2030 | ~$9,169,094 | ~$9,169,094 | ~1.8837% | ~$172,722 | +14.6% |
| 2026 | ~$8,061,239 | ~$8,061,239 | ~2.0465% | ~$164,972 | +0.8% |
| 2027 | ~$8,122,947 | ~$8,122,947 | ~2.0465% | ~$166,235 | +1.5% |
| 2028 | ~$8,185,127 | ~$8,185,127 | ~2.0465% | ~$167,507 | +2.3% |
| 2029 | ~$8,247,783 | ~$8,247,783 | ~2.0465% | ~$168,790 | +3.1% |
| 2030 | ~$8,310,919 | ~$8,310,919 | ~2.0465% | ~$170,082 | +3.9% |
| 2026 | ~$8,381,239 | ~$8,381,239 | ~1.9977% | ~$167,429 | +4.8% |
| 2027 | ~$8,780,646 | ~$8,780,646 | ~1.9488% | ~$171,121 | +9.8% |
| 2028 | ~$9,199,087 | ~$9,199,087 | ~1.9000% | ~$174,784 | +15.0% |
| 2029 | ~$9,637,468 | ~$9,637,468 | ~1.8512% | ~$178,408 | +20.5% |
| 2030 | ~$10,096,740 | ~$10,096,740 | ~1.8024% | ~$181,981 | +26.2% |
In 2025, this property's market value of $8,000,000 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 6× 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 | $8,000,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $8,306,500 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $8,144,047 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $7,200,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $7,173,000 | $517,750 | $1,142,600 | $2,780,453 | ↑ 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.