11530 MENCHACA RD 2 TX 78641
| Owner | 11530 MENCHACA ROAD LLC |
|---|---|
| Parcel ID | 0438231503 |
| Short ID | 874671 |
| Type | Real |
| Use Code | 53 Office Small (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 3,691 SF |
| Land SF | 11,315 SF |
| Acres | 0.260 |
| Year Built | 2017 |
| Legal | UNT 2 11530 MANCHACA CONDOMINIUMS PLUS 5.3 % INT IN COM AREA |
| Neighborhood | 53SOU |
| Land | $101,834 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $101,834 |
| Improvement | $1,296,306 |
|---|---|
| Total Improvement | $1,296,306 |
| Market | $1,398,140 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,398,140 |
| Value Limitation Adjustment (−) (homestead cap) | −$836,026 |
| Net Appraised (assessed) | $562,114 |
| Taxable Value | $562,114 |
|---|
Appreciation: Market value has risen +264.2% from $383,900 (2021) to $1,398,140 (2025), a CAGR of 38.1% 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 $11,504. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Assessment Gap: Assessed value ($562,114) is $836,026 below market value, suggesting potential for an upward assessment in future years.
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 7% of market value ($101,834 land vs $1,296,306 improvements), about $9/SF of land. Most value sits in the improvements, so building condition, age (~9 yrs), and rent roll drive the underwriting.
Submarket Position: At $1,398,140, 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 +38.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $7,034,226 by 2030, with an estimated annual tax burden around $17,053. 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.
4 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,915 SF | ✓ |
| 2ND | 2nd Floor | 1,776 SF | ✓ |
| 501 | CANOPY | 240 SF | ✗ |
| 413 | STAIRWAY EXT | 1 SF | ✓ |
Market value changed by 250% in 2024, 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% | $5,200.68 | $5,200.68 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $2,945.57 | $2,945.57 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,112.68 | $2,112.68 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $663.42 | $663.42 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $581.23 | $581.23 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $11,503.58 | $11,503.58 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $692,631 | $1,398,140 | -50.5% |
| Assessed Value | $674,537 | $562,114 | +20.0% |
| Land Value | $101,834 | $101,834 | +0.0% |
| Improvement Value | $590,797 | $1,296,306 | -54.4% |
| Taxable Value | $674,537 | $562,114 | +20.0% |
| HS Cap Loss | -$18,094 | — | |
| Total Tax 2026 = estimate |
~$13,804
Estimated
|
~$11,504
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $761,133 | $692,631 | -68,502 (-9.0%) |
| Taxable Value | $674,537 | $674,537 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $692,631 | $101,834 | $590,797 | −$18,094 | $674,537 | $674,537 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,398,140 | $101,834 | $1,296,306 | −$836,026 | $562,114 | $562,114 | ~$11,504 | Partial |
| 2024 | $454,126 | — | — | −$352,292 | $101,834 | $— | $9,283 | Verified |
| 2023 | $496,000 | — | — | −$394,166 | $101,834 | $— | $8,216 | Verified |
| 2022 | $496,123 | — | — | −$394,289 | $101,834 | $— | $9,796 | Verified |
| 2021 | $383,900 | — | — | −$349,955 | $33,945 | $— | $11,345 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -45.6% | +20.0% | 88.6% | Not available | Partial |
| 2025 | -12.1% | +3.1% | 40.2% | Not available | Partial |
| 2024 | +250.2% ! | +20.0% | 34.3% | 0.5800% | Verified |
| 2023 | -58.7% | -58.7% | ~100% | 1.8100% | Verified |
| 2022 | +8.0% | +8.0% | ~100% | 0.8900% | Verified |
| 2021 | base year | — | ~100% | 2.9600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +37.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -50.5% | +35.6% | +66.3% | +207.9% | 2025 | -50.5% | 2026 |
| Assessment Ratio | 97.4% | 35.0% | — | 97.4% | 2026 | 8.8% | 2021 |
| Effective Tax Rate (2025) | 0.8200% | 0.8200% | — | 0.8200% | 2025 | 0.8200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$11,504 | $10,029 | ~$14,667 | $11,504 | 2025 | $8,216 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,931,451 | ~$618,325 | ~2.0139% | ~$12,453 | +38.1% |
| 2027 | ~$2,668,191 | ~$680,158 | ~1.9814% | ~$13,477 | +90.8% |
| 2028 | ~$3,685,955 | ~$748,174 | ~1.9488% | ~$14,581 | +163.6% |
| 2029 | ~$5,091,939 | ~$822,991 | ~1.9163% | ~$15,771 | +264.2% |
| 2030 | ~$7,034,226 | ~$905,290 | ~1.8837% | ~$17,053 | +403.1% |
| 2026 | ~$1,903,489 | ~$618,325 | ~2.0465% | ~$12,654 | +36.1% |
| 2027 | ~$2,591,492 | ~$680,158 | ~2.0465% | ~$13,919 | +85.4% |
| 2028 | ~$3,528,170 | ~$748,174 | ~2.0465% | ~$15,311 | +152.3% |
| 2029 | ~$4,803,405 | ~$822,991 | ~2.0465% | ~$16,842 | +243.6% |
| 2030 | ~$6,539,564 | ~$905,290 | ~2.0465% | ~$18,527 | +367.7% |
| 2026 | ~$1,959,414 | ~$618,325 | ~1.9977% | ~$12,352 | +40.1% |
| 2027 | ~$2,746,008 | ~$680,158 | ~1.9488% | ~$13,255 | +96.4% |
| 2028 | ~$3,848,376 | ~$748,174 | ~1.9000% | ~$14,215 | +175.2% |
| 2029 | ~$5,393,281 | ~$822,991 | ~1.8512% | ~$15,235 | +285.7% |
| 2030 | ~$7,558,379 | ~$905,290 | ~1.8024% | ~$16,317 | +440.6% |
In 2025, this property's market value of $1,398,140 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -1% 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 | $1,398,140 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $454,126 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $496,000 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $496,123 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $383,900 | $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.