12000 MENCHACA RD 1 78748
| Owner | TRES FAMILIA PROPERTIES LLC |
|---|---|
| Parcel ID | 0440230902 |
| Short ID | 960027 |
| Type | Real |
| Use Code | 53 Office Small (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 6,110 SF |
| Land SF | 72,340 SF |
| Acres | 1.661 |
| Year Built | 2022 |
| Legal | MANCHACA BUSINESS PARK CONDOMINIUMS UNT 1 PLUS 33.33 % INT IN COM AREA |
| Neighborhood | SO3 |
| Land | $723,401 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $723,401 |
| Improvement | $2,805,263 |
|---|---|
| Total Improvement | $2,805,263 |
| Market | $3,528,664 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,528,664 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $3,528,664 |
| Taxable Value | $3,528,664 |
|---|
Appreciation: Market value has risen +38.6% from $2,546,436 (2024) to $3,528,664 (2025), a CAGR of 38.6% over 1 year. This is strong appreciation — well above typical inflation. Growth has been fairly evenly spread across these years rather than concentrated in one jump. Over the same span, the median Land/Vacant parcel countywide rose +28.8%, so this parcel has outpaced 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 $57,251. Austin ISD is the largest single contributor, at 57.0% of the total 2025 levy.
Asset Class: Land / Vacant. 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 21% of market value ($723,401 land vs $2,805,263 improvements), about $10/SF of land. Most value sits in the improvements, so building condition, age (~4 yrs), and rent roll drive the underwriting.
Submarket Position: At $3,528,664, 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 +38.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $18,030,095 by 2030, with an estimated annual tax burden around $84,162. 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.
3 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 31,000 SF | ✗ |
| 1ST | 1st Floor | 6,110 SF | ✓ |
| 501 | CANOPY | 704 SF | ✗ |
Market value changed by 252% in 2023, 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% | $32,647.20 | $32,647.20 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $13,262.31 | $13,262.31 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $4,164.64 | $4,164.64 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $3,648.64 | $3,648.64 | Paid |
| E05 Travis County ESD # 05 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $3,528.66 | $3,528.66 | Paid |
| Combined Rate | 1.7357% | 1.6122% | 1.4634% | 1.6042% | 1.6225% | +0.0183% | $57,251.45 | $57,251.45 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,324,822 | $3,528,664 | -34.1% |
| Assessed Value | $2,324,822 | $3,528,664 | -34.1% |
| Land Value | $723,401 | $723,401 | +0.0% |
| Improvement Value | $1,601,421 | $2,805,263 | -42.9% |
| Taxable Value | $2,324,822 | $3,528,664 | -34.1% |
| Total Tax 2026 = estimate |
~$37,719
Estimated
|
~$57,251
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,554,749 | $2,324,822 | -229,927 (-9.0%) |
| Taxable Value | $2,554,749 | $2,324,822 | -229,927 (-9.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,324,822 | $723,401 | $1,601,421 | — | $2,324,822 | $2,324,822 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,528,664 | $723,401 | $2,805,263 | — | $3,528,664 | $3,528,664 | ~$57,251 | Partial |
| 2024 | $2,546,436 | — | — | −$1,823,035 | $723,401 | $— | $85,802 | Verified |
| 2023 | $— | — | — | — | $723,401 | $— | $37,266 | Verified |
| 2022 | $— | — | — | — | $723,401 | $— | $11,663 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -27.6% | -27.6% | ~100% | Not available | Partial |
| 2025 | -34.0% | -34.0% | ~100% | Not available | Partial |
| 2024 | +110.0% ! | +110.0% | ~100% | 1.6000% | Verified |
| 2023 | +252.0% ! | +252.0% | ~100% | 1.4600% | Verified |
| 2022 | base year | — | ~100% | 1.6100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +387.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -34.1% | +2.2% | +52.9% | +38.6% | 2025 | -34.1% | 2026 |
| Assessment Ratio | 100.0% | 76.1% | — | 100.0% | 2025 | 28.4% | 2024 |
| 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 |
$57,251 | $71,527 | ~$72,617 | $85,802 | 2024 | $57,251 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$4,889,763 | ~$3,881,530 | ~1.5942% | ~$61,878 | +38.6% |
| 2027 | ~$6,775,875 | ~$4,269,683 | ~1.5659% | ~$66,857 | +92.0% |
| 2028 | ~$9,389,510 | ~$4,696,652 | ~1.5376% | ~$72,214 | +166.1% |
| 2029 | ~$13,011,293 | ~$5,166,317 | ~1.5093% | ~$77,973 | +268.7% |
| 2030 | ~$18,030,095 | ~$5,682,949 | ~1.4810% | ~$84,162 | +411.0% |
| 2026 | ~$4,819,190 | ~$3,881,530 | ~1.6225% | ~$62,977 | +36.6% |
| 2027 | ~$6,581,696 | ~$4,269,683 | ~1.6225% | ~$69,274 | +86.5% |
| 2028 | ~$8,988,797 | ~$4,696,652 | ~1.6225% | ~$76,202 | +154.7% |
| 2029 | ~$12,276,239 | ~$5,166,317 | ~1.6225% | ~$83,822 | +247.9% |
| 2030 | ~$16,765,985 | ~$5,682,949 | ~1.6225% | ~$92,204 | +375.1% |
| 2026 | ~$4,960,337 | ~$3,881,530 | ~1.5800% | ~$61,329 | +40.6% |
| 2027 | ~$6,972,877 | ~$4,269,683 | ~1.5376% | ~$65,649 | +97.6% |
| 2028 | ~$9,801,958 | ~$4,696,652 | ~1.4951% | ~$70,220 | +177.8% |
| 2029 | ~$13,778,873 | ~$5,166,317 | ~1.4527% | ~$75,049 | +290.5% |
| 2030 | ~$19,369,328 | ~$5,682,949 | ~1.4102% | ~$80,141 | +448.9% |
In 2025, this property's market value of $3,528,664 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 42× 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 | $3,528,664 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $2,546,436 | $23,000 | $66,000 | $330,000 | ↑ Top 25% | +0.0% |
| 2023 | — | $25,000 | $71,500 | $271,439 | — | +0.0% |
| 2022 | — | $15,000 | $55,000 | $180,463 | — | +100.0% |
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.