11940 MENCHACA RD TX 78748
| Owner | BACKSPIN INVESTMENTS L L C |
|---|---|
| Parcel ID | 0440230618 |
| Short ID | 907942 |
| Type | Real |
| Use Code | 43 Strip Center (>10,000 SF) |
| Valuation | Income |
| Improvement SF | 22,722 SF |
| Land SF | 226,773 SF |
| Acres | 5.206 |
| Year Built | 1984 |
| Legal | LOT 1 SUMMEROW SUBD |
| Neighborhood | 43SOU |
| Land | $2,158,882 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,158,882 |
| Improvement | $723,813 |
|---|---|
| Total Improvement | $723,813 |
| Market | $2,882,695 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,882,695 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,882,695 |
| Taxable Value | $2,882,695 |
|---|
Appreciation: Market value has fallen -1.1% from $2,916,000 (2021) to $2,882,695 (2025), a CAGR of -0.3% 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 1.6225% in 2025 (+0.0183% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $46,771. Austin ISD is the largest single contributor, at 57.0% 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 75% of market value ($2,158,882 land vs $723,813 improvements), about $10/SF of land. With value concentrated in the land under a ~42-year-old structure, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $2,882,695, this parcel sits in the upper-middle (50th–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 -0.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,841,598 by 2030, with an estimated annual tax burden around $42,083. 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 | 150,970 SF | ✗ |
| 1ST | 1st Floor | 22,722 SF | ✓ |
| 501 | CANOPY | 5,140 SF | ✗ |
| 611 | TERRACE | 4,140 SF | ✗ |
| 273 | COLDSTG VAULT SM | 464 SF | ✓ |
| SO | Sketch Only | 464 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% | $26,670.69 | $26,670.69 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $10,834.47 | $10,834.47 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,402.24 | $3,402.24 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,980.71 | $2,980.71 | Paid |
| E05 Travis County ESD # 05 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $2,882.70 | $2,882.70 | Paid |
| Combined Rate | 1.7357% | 1.6122% | 1.4634% | 1.6042% | 1.6225% | +0.0183% | $46,770.81 | $46,770.81 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,924,215 | $2,882,695 | +1.4% |
| Assessed Value | $2,924,215 | $2,882,695 | +1.4% |
| Land Value | $2,158,882 | $2,158,882 | +0.0% |
| Improvement Value | $765,333 | $723,813 | +5.7% |
| Taxable Value | $2,924,215 | $2,882,695 | +1.4% |
| Total Tax 2026 = estimate |
~$47,444
Estimated
|
~$46,771
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,924,215 | $2,924,215 | +0 (+0.0%) |
| Taxable Value | $2,924,215 | $2,924,215 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,924,215 | $2,158,882 | $765,333 | — | $2,924,215 | $2,924,215 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,882,695 | $2,158,882 | $723,813 | — | $2,882,695 | $2,882,695 | ~$46,771 | Partial |
| 2024 | $2,820,220 | — | — | −$661,338 | $2,158,882 | $— | $47,126 | Verified |
| 2023 | $2,567,484 | — | — | −$1,025,425 | $1,542,059 | $— | $41,272 | Verified |
| 2022 | $2,412,000 | — | — | −$869,941 | $1,542,059 | $— | $41,394 | Verified |
| 2021 | $2,916,000 | — | — | −$2,235,680 | $680,320 | $— | $41,865 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +1.4% | +1.4% | ~100% | Not available | Partial |
| 2025 | -1.9% | -1.9% | ~100% | Not available | Partial |
| 2024 | +4.2% | +4.2% | ~100% | 1.6000% | Verified |
| 2023 | +9.8% | +9.8% | ~100% | 1.4600% | Verified |
| 2022 | +6.4% | +6.4% | ~100% | 1.6100% | Verified |
| 2021 | base year | — | ~100% | 1.4400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +19.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +1.4% | +0.5% | -0.6% | +9.8% | 2024 | -17.3% | 2022 |
| Assessment Ratio | 100.0% | 70.6% | — | 100.0% | 2025 | 23.3% | 2021 |
| Effective Tax Rate (2025) | 1.6200% | 1.6200% | — | 1.6200% | 2025 | 1.6200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$46,771 | $43,686 | ~$43,948 | $47,126 | 2024 | $41,272 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,874,428 | ~$2,874,428 | ~1.5942% | ~$45,823 | -0.3% |
| 2027 | ~$2,866,185 | ~$2,866,185 | ~1.5659% | ~$44,881 | -0.6% |
| 2028 | ~$2,857,966 | ~$2,857,966 | ~1.5376% | ~$43,943 | -0.9% |
| 2029 | ~$2,849,770 | ~$2,849,770 | ~1.5093% | ~$43,010 | -1.1% |
| 2030 | ~$2,841,598 | ~$2,841,598 | ~1.4810% | ~$42,083 | -1.4% |
| 2026 | ~$2,816,774 | ~$2,816,774 | ~1.6225% | ~$45,701 | -2.3% |
| 2027 | ~$2,752,361 | ~$2,752,361 | ~1.6225% | ~$44,656 | -4.5% |
| 2028 | ~$2,689,421 | ~$2,689,421 | ~1.6225% | ~$43,635 | -6.7% |
| 2029 | ~$2,627,920 | ~$2,627,920 | ~1.6225% | ~$42,637 | -8.8% |
| 2030 | ~$2,567,826 | ~$2,567,826 | ~1.6225% | ~$41,662 | -10.9% |
| 2026 | ~$2,932,082 | ~$2,932,082 | ~1.5800% | ~$46,327 | +1.7% |
| 2027 | ~$2,982,316 | ~$2,982,316 | ~1.5376% | ~$45,855 | +3.5% |
| 2028 | ~$3,033,410 | ~$3,033,410 | ~1.4951% | ~$45,353 | +5.2% |
| 2029 | ~$3,085,379 | ~$3,085,379 | ~1.4527% | ~$44,820 | +7.0% |
| 2030 | ~$3,138,239 | ~$3,138,239 | ~1.4102% | ~$44,255 | +8.9% |
In 2025, this property's market value of $2,882,695 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +103% above 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 | $2,882,695 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $2,820,220 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $2,567,484 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $2,412,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $2,916,000 | $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.