12000 MENCHACA RD 2 78748
| Owner | TRES FAMILIA PROPERTIES LLC |
|---|---|
| Parcel ID | 0440230903 |
| Short ID | 960028 |
| Type | Real |
| Use Code | 53 Office Small (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 5,690 SF |
| Land SF | 72,340 SF |
| Acres | 1.661 |
| Year Built | 2022 |
| Legal | MANCHACA BUSINESS PARK CONDOMINIUMS UNT 2 PLUS 33.33 % INT IN COM AREA |
| Neighborhood | SO3 |
| Land | $723,401 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $723,401 |
| Improvement | $2,574,415 |
|---|---|
| Total Improvement | $2,574,415 |
| Market | $3,297,816 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,297,816 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $3,297,816 |
| Taxable Value | $3,297,816 |
|---|
Appreciation: Market value has risen +38.4% from $2,382,724 (2024) to $3,297,816 (2025), a CAGR of 38.4% 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 $53,506. 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 22% of market value ($723,401 land vs $2,574,415 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 $3,297,816, 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 +38.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $16,749,036 by 2030, with an estimated annual tax burden around $78,656. 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.
2 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 31,000 SF | ✗ |
| 1ST | 1st Floor | 5,690 SF | ✓ |
Market value changed by 229% 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% | $30,511.39 | $30,511.39 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $12,394.68 | $12,394.68 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,892.18 | $3,892.18 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $3,409.94 | $3,409.94 | Paid |
| E05 Travis County ESD # 05 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $3,297.82 | $3,297.82 | Paid |
| Combined Rate | 1.7357% | 1.6122% | 1.4634% | 1.6042% | 1.6225% | +0.0183% | $53,506.01 | $53,506.01 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,188,956 | $3,297,816 | -33.6% |
| Assessed Value | $2,188,956 | $3,297,816 | -33.6% |
| Land Value | $723,401 | $723,401 | +0.0% |
| Improvement Value | $1,465,555 | $2,574,415 | -43.1% |
| Taxable Value | $2,188,956 | $3,297,816 | -33.6% |
| Total Tax 2026 = estimate |
~$35,515
Estimated
|
~$53,506
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,405,446 | $2,188,956 | -216,490 (-9.0%) |
| Taxable Value | $2,405,446 | $2,188,956 | -216,490 (-9.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,188,956 | $723,401 | $1,465,555 | — | $2,188,956 | $2,188,956 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,297,816 | $723,401 | $2,574,415 | — | $3,297,816 | $3,297,816 | ~$53,506 | Partial |
| 2024 | $2,382,724 | — | — | −$1,659,323 | $723,401 | $— | $45,869 | Verified |
| 2023 | $— | — | — | — | $723,401 | $— | $34,870 | Verified |
| 2022 | $— | — | — | — | $723,401 | $— | $11,663 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -27.1% | -27.1% | ~100% | Not available | Partial |
| 2025 | -33.6% | +15.3% | ~100% | Not available | Partial |
| 2024 | +108.4% ! | +20.0% | 57.6% | 0.9200% | Verified |
| 2023 | +229.4% ! | +229.4% | ~100% | 1.4600% | Verified |
| 2022 | base year | — | ~100% | 1.6100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +355.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -33.6% | +2.4% | +52.4% | +38.4% | 2025 | -33.6% | 2026 |
| Assessment Ratio | 100.0% | 76.8% | — | 100.0% | 2025 | 30.4% | 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 |
$53,506 | $49,687 | ~$67,866 | $53,506 | 2025 | $45,869 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$4,564,352 | ~$3,627,598 | ~1.5942% | ~$57,830 | +38.4% |
| 2027 | ~$6,317,304 | ~$3,990,357 | ~1.5659% | ~$62,484 | +91.6% |
| 2028 | ~$8,743,483 | ~$4,389,393 | ~1.5376% | ~$67,490 | +165.1% |
| 2029 | ~$12,101,443 | ~$4,828,332 | ~1.5093% | ~$72,872 | +267.0% |
| 2030 | ~$16,749,036 | ~$5,311,166 | ~1.4810% | ~$78,656 | +407.9% |
| 2026 | ~$4,498,395 | ~$3,627,598 | ~1.6225% | ~$58,857 | +36.4% |
| 2027 | ~$6,136,049 | ~$3,990,357 | ~1.6225% | ~$64,742 | +86.1% |
| 2028 | ~$8,369,895 | ~$4,389,393 | ~1.6225% | ~$71,216 | +153.8% |
| 2029 | ~$11,416,980 | ~$4,828,332 | ~1.6225% | ~$78,338 | +246.2% |
| 2030 | ~$15,573,364 | ~$5,311,166 | ~1.6225% | ~$86,172 | +372.2% |
| 2026 | ~$4,630,308 | ~$3,627,598 | ~1.5800% | ~$57,317 | +40.4% |
| 2027 | ~$6,501,197 | ~$3,990,357 | ~1.5376% | ~$61,354 | +97.1% |
| 2028 | ~$9,128,025 | ~$4,389,393 | ~1.4951% | ~$65,626 | +176.8% |
| 2029 | ~$12,816,229 | ~$4,828,332 | ~1.4527% | ~$70,139 | +288.6% |
| 2030 | ~$17,994,664 | ~$5,311,166 | ~1.4102% | ~$74,898 | +445.7% |
In 2025, this property's market value of $3,297,816 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 39× 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 | $3,297,816 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $2,382,724 | $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.