11744 MENCHACA RD TX 78748
| Owner | A M M INVESTMENTS INC |
|---|---|
| Parcel ID | 0438230803 |
| Short ID | 556624 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 152,983 SF |
| Acres | 3.512 |
| Year Built | — |
| Legal | LOT 2 BLK A AUSTIN MOTOR MILE INC SUBD |
| Neighborhood | 1SO3 |
| Land | $1,499,231 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,499,231 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,499,231 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,499,231 |
| Value Limitation Adjustment (−) (homestead cap) | −$177,467 |
| Net Appraised (assessed) | $1,321,764 |
| Taxable Value | $1,321,764 |
|---|
Appreciation: Market value has risen +422.7% from $286,843 (2021) to $1,499,231 (2025), a CAGR of 51.2% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→2025), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend. Over the same span, the median Land/Vacant parcel countywide rose +487.2%, so this parcel has lagged the broader land/vacant 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 $21,445. Austin ISD is the largest single contributor, at 57.0% of the total 2025 levy.
Assessment Gap: Assessed value ($1,321,764) is $177,467 below market value, suggesting potential for an upward assessment in future years.
Asset Class: Land / Vacant. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 100% of market value ($1,499,231 land vs $0 improvements), about $10/SF of land. With value concentrated in the land, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $1,499,231, this parcel sits in the top quartile (≥75th percentile) of Land/Vacant property in Travis County — county median $85,028 (P25 $24,862 / P75 $363,420, n=35,611). Land/Vacant here is the broad TCAD category — every land/vacant 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 +51.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $11,848,106 by 2030, with an estimated annual tax burden around $175,465. 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.
Market value changed by 367% in 2022, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| 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% | $12,228.96 | $12,228.96 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,967.78 | $4,967.78 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,559.99 | $1,559.99 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,366.70 | $1,366.70 | Paid |
| E05 Travis County ESD # 05 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $1,321.76 | $1,321.76 | Paid |
| Combined Rate | 1.7357% | 1.6122% | 1.4634% | 1.6042% | 1.6225% | +0.0183% | $21,445.19 | $21,445.19 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,285,048 | $1,499,231 | -14.3% |
| Assessed Value | $1,285,048 | $1,321,764 | -2.8% |
| Land Value | $1,499,231 | $1,499,231 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $1,285,048 | $1,321,764 | -2.8% |
| Total Tax 2026 = estimate |
~$20,849
Estimated
|
~$21,445
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,499,231 | $1,285,048 | -214,183 (-14.3%) |
| Taxable Value | $1,499,231 | $1,285,048 | -214,183 (-14.3%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,285,048 | $1,499,231 | — | — | $1,285,048 | $1,285,048 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,499,231 | $1,499,231 | — | −$177,467 | $1,321,764 | $1,321,764 | ~$21,445 | Partial |
| 2024 | $— | — | — | — | $1,200,000 | $— | $17,670 | Verified |
| 2023 | $— | — | — | — | $1,070,879 | $— | $13,433 | Verified |
| 2022 | $— | — | — | — | $950,000 | $— | $15,316 | Verified |
| 2021 | $286,843 | — | — | −$57,369 | $229,474 | $— | $3,983 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +13.4% | ~100% | Not available | Partial |
| 2025 | +0.0% | +20.0% | 88.2% | Not available | Partial |
| 2024 | +40.0% | +2.9% | 73.5% | 1.1800% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.2500% | Verified |
| 2022 | +366.7% ! | +366.7% | ~100% | 1.4300% | Verified |
| 2021 | base year | — | ~100% | 1.3900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +553.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -14.3% | +204.2% | +56.2% | +422.7% | 2025 | -14.3% | 2026 |
| Assessment Ratio | 100.0% | 89.4% | — | 100.0% | 2026 | 80.0% | 2021 |
| Effective Tax Rate (2025) | 1.4300% | 1.4300% | — | 1.4300% | 2025 | 1.4300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$21,445 | $12,714 | ~$92,644 | $21,445 | 2025 | $3,983 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,266,860 | ~$2,266,860 | ~1.5942% | ~$36,137 | +51.2% |
| 2027 | ~$3,427,526 | ~$3,427,526 | ~1.5659% | ~$53,670 | +128.6% |
| 2028 | ~$5,182,470 | ~$5,182,470 | ~1.5376% | ~$79,684 | +245.7% |
| 2029 | ~$7,835,972 | ~$7,835,972 | ~1.5093% | ~$118,265 | +422.7% |
| 2030 | ~$11,848,106 | ~$11,848,106 | ~1.4810% | ~$175,465 | +690.3% |
| 2026 | ~$2,236,875 | ~$2,236,875 | ~1.6225% | ~$36,293 | +49.2% |
| 2027 | ~$3,337,451 | ~$3,337,451 | ~1.6225% | ~$54,149 | +122.6% |
| 2028 | ~$4,979,526 | ~$4,979,526 | ~1.6225% | ~$80,791 | +232.1% |
| 2029 | ~$7,429,528 | ~$7,429,528 | ~1.6225% | ~$120,542 | +395.6% |
| 2030 | ~$11,084,966 | ~$11,084,966 | ~1.6225% | ~$179,850 | +639.4% |
| 2026 | ~$2,296,844 | ~$2,296,844 | ~1.5800% | ~$36,290 | +53.2% |
| 2027 | ~$3,518,800 | ~$3,518,800 | ~1.5376% | ~$54,104 | +134.7% |
| 2028 | ~$5,390,854 | ~$5,390,854 | ~1.4951% | ~$80,599 | +259.6% |
| 2029 | ~$8,258,868 | ~$8,258,868 | ~1.4527% | ~$119,973 | +450.9% |
| 2030 | ~$12,652,709 | ~$12,652,709 | ~1.4102% | ~$178,428 | +743.9% |
In 2025, this property's market value of $1,499,231 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 18× the county median of $85,028. Land/Vacant here is the broad TCAD category — every land/vacant 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 | $1,499,231 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | — | $23,000 | $66,000 | $330,000 | — | +0.0% |
| 2023 | — | $25,000 | $71,500 | $271,439 | — | +0.0% |
| 2022 | — | $15,000 | $55,000 | $180,463 | — | +100.0% |
| 2021 | $286,843 | $6,000 | $14,480 | $80,000 | ↑ 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.