12010 MENCHACA RD TX 78748
| Owner | MANCHACA TEXAS LLC |
|---|---|
| Parcel ID | 0440230621 |
| Short ID | 935236 |
| Type | Real |
| Use Code | 31 Night Club / Bar |
| Valuation | Income |
| Improvement SF | 2,354 SF |
| Land SF | 65,513 SF |
| Acres | 1.504 |
| Year Built | 1972 |
| Legal | LOT 2 12040 MANCHACA ROAD SUBD |
| Neighborhood | 31SOU |
| Land | $982,695 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $982,695 |
| Improvement | $15,000 |
|---|---|
| Total Improvement | $15,000 |
| Market | $997,695 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $997,695 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $997,695 |
| Taxable Value | $997,695 |
|---|
Appreciation: Market value has risen +136.8% from $421,354 (2021) to $997,695 (2025), a CAGR of 24.0% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2025→2026), 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 1.6225% in 2025 (+0.0183% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $16,187. 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 98% of market value ($982,695 land vs $15,000 improvements), about $15/SF of land. With value concentrated in the land under a ~54-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 $997,695, 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 +24.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,930,462 by 2030, with an estimated annual tax burden around $23,796. 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 | 2,354 SF | ✓ |
| 327 | STORAGE COMM'L | 227 SF | ✓ |
| 611 | TERRACE | 180 SF | ✗ |
| 501 | CANOPY | 120 SF | ✗ |
Market value changed by 130% 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% | $9,230.67 | $9,230.67 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,749.79 | $3,749.79 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,177.51 | $1,177.51 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,031.62 | $1,031.62 | Paid |
| E05 Travis County ESD # 05 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $997.70 | $997.70 | Paid |
| Combined Rate | 1.7357% | 1.6122% | 1.4634% | 1.6042% | 1.6225% | +0.0183% | $16,187.29 | $16,187.29 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,591,222 | $997,695 | +59.5% |
| Assessed Value | $1,584,610 | $997,695 | +58.8% |
| Land Value | $982,695 | $982,695 | +0.0% |
| Improvement Value | $608,527 | $15,000 | +3956.8% |
| Taxable Value | $1,584,610 | $997,695 | +58.8% |
| HS Cap Loss | -$6,612 | — | |
| Total Tax 2026 = estimate |
~$25,710
Estimated
|
~$16,187
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,674,971 | $1,591,222 | -83,749 (-5.0%) |
| Taxable Value | $1,637,923 | $1,584,610 | -53,313 (-3.3%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,591,222 | $982,695 | $608,527 | −$6,612 | $1,584,610 | $1,584,610 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $997,695 | $982,695 | $15,000 | — | $997,695 | $997,695 | ~$16,187 | Partial |
| 2024 | $982,695 | — | — | — | $982,695 | $— | $16,243 | Verified |
| 2023 | $875,000 | — | — | — | $982,695 ! | $— | $14,381 | Verified |
| 2022 | $421,354 | — | — | — | $875,000 ! | $— | $14,107 | Verified |
| 2021 | $421,354 | — | — | −$224,815 | $196,539 | $— | $7,313 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +67.9% | +64.2% | 97.8% | Not available | Partial |
| 2025 | -4.3% | -4.3% | ~100% | Not available | Partial |
| 2024 | -0.2% | -0.2% | ~100% | 1.5600% | Verified |
| 2023 | +1.7% | +1.7% | ~100% | 1.3800% | Verified |
| 2022 | +129.8% ! | +129.8% | ~100% | 1.3700% | Verified |
| 2021 | base year | — | ~100% | 1.7400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +123.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +59.5% | +36.2% | +14.8% | +107.7% | 2023 | +0.0% | 2022 |
| Assessment Ratio | 99.6% | 111.0% | — | 207.7% | 2022 | 46.6% | 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 |
$16,187 | $13,646 | ~$20,532 | $16,243 | 2024 | $7,313 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,237,615 | ~$1,097,464 | ~1.5942% | ~$17,495 | +24.0% |
| 2027 | ~$1,535,229 | ~$1,207,211 | ~1.5659% | ~$18,903 | +53.9% |
| 2028 | ~$1,904,412 | ~$1,327,932 | ~1.5376% | ~$20,418 | +90.9% |
| 2029 | ~$2,362,373 | ~$1,460,725 | ~1.5093% | ~$22,046 | +136.8% |
| 2030 | ~$2,930,462 | ~$1,606,798 | ~1.4810% | ~$23,796 | +193.7% |
| 2026 | ~$1,217,661 | ~$1,097,464 | ~1.6225% | ~$17,806 | +22.0% |
| 2027 | ~$1,486,123 | ~$1,207,211 | ~1.6225% | ~$19,587 | +49.0% |
| 2028 | ~$1,813,775 | ~$1,327,932 | ~1.6225% | ~$21,545 | +81.8% |
| 2029 | ~$2,213,665 | ~$1,460,725 | ~1.6225% | ~$23,700 | +121.9% |
| 2030 | ~$2,701,721 | ~$1,606,798 | ~1.6225% | ~$26,070 | +170.8% |
| 2026 | ~$1,257,569 | ~$1,097,464 | ~1.5800% | ~$17,340 | +26.0% |
| 2027 | ~$1,585,133 | ~$1,207,211 | ~1.5376% | ~$18,562 | +58.9% |
| 2028 | ~$1,998,018 | ~$1,327,932 | ~1.4951% | ~$19,854 | +100.3% |
| 2029 | ~$2,518,450 | ~$1,460,725 | ~1.4527% | ~$21,219 | +152.4% |
| 2030 | ~$3,174,441 | ~$1,606,798 | ~1.4102% | ~$22,659 | +218.2% |
In 2025, this property's market value of $997,695 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -30% 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 | $997,695 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $982,695 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $875,000 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $421,354 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $421,354 | $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.