12115 MENCHACA RD TX 78748
| Owner | 12115 MANCHACA RD LLC |
|---|---|
| Parcel ID | 0443230101 |
| Short ID | 351075 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 2,520 SF |
| Land SF | 21,344 SF |
| Acres | 0.490 |
| Year Built | 1974 |
| Legal | LOT 3-4 *LESS S 3.46FT BLK 18 MATTHEWS A G ADDN LESS .036 ACR |
| Neighborhood | 32SOU |
| Land | $320,160 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $320,160 |
| Improvement | $553,011 |
|---|---|
| Total Improvement | $553,011 |
| Market | $873,171 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $873,171 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $873,171 |
| Taxable Value | $873,171 |
|---|
Appreciation: Market value has fallen -5.3% from $922,000 (2021) to $873,171 (2025), a CAGR of -1.4% 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 $14,167. 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 37% of market value ($320,160 land vs $553,011 improvements), about $15/SF of land. Most value sits in the improvements, so building condition, age (~52 yrs), and rent roll drive the underwriting.
Submarket Position: At $873,171, 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 -1.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $815,755 by 2030, with an estimated annual tax burden around $12,081. 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 | 11,000 SF | ✗ |
| 1ST | 1st Floor | 2,520 SF | ✓ |
| 501 | CANOPY | 300 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% | $8,078.58 | $8,078.58 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,281.77 | $3,281.77 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,030.54 | $1,030.54 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $902.86 | $902.86 | Paid |
| E05 Travis County ESD # 05 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $873.17 | $873.17 | Paid |
| Combined Rate | 1.7357% | 1.6122% | 1.4634% | 1.6042% | 1.6225% | +0.0183% | $14,166.92 | $14,166.92 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $873,171 | $873,171 | +0.0% |
| Assessed Value | $873,171 | $873,171 | +0.0% |
| Land Value | $320,160 | $320,160 | +0.0% |
| Improvement Value | $553,011 | $553,011 | +0.0% |
| Taxable Value | $873,171 | $873,171 | +0.0% |
| Total Tax 2026 = estimate |
~$14,167
Estimated
|
~$14,167
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $873,171 | $873,171 | +0 (+0.0%) |
| Taxable Value | $873,171 | $873,171 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $873,171 | $320,160 | $553,011 | — | $873,171 | $873,171 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $873,171 | $320,160 | $553,011 | — | $873,171 | $873,171 | ~$14,167 | Partial |
| 2024 | $845,000 | — | — | −$524,840 | $320,160 | $— | $14,197 | Verified |
| 2023 | $815,442 | — | — | −$495,282 | $320,160 | $— | $12,366 | Verified |
| 2022 | $817,755 | — | — | −$497,595 | $320,160 | $— | $13,147 | Verified |
| 2021 | $922,000 | — | — | −$815,280 | $106,720 | $— | $14,194 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | -1.3% | -1.3% | ~100% | Not available | Partial |
| 2024 | +4.7% | +4.7% | ~100% | 1.6000% | Verified |
| 2023 | +3.6% | +3.6% | ~100% | 1.4600% | Verified |
| 2022 | -0.3% | -0.3% | ~100% | 1.6100% | Verified |
| 2021 | base year | — | ~100% | 1.5400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +6.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | -0.9% | -1.4% | +3.6% | 2024 | -11.3% | 2022 |
| Assessment Ratio | 100.0% | 54.7% | — | 100.0% | 2025 | 11.6% | 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 |
$14,167 | $13,614 | ~$12,898 | $14,197 | 2024 | $12,366 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$861,373 | ~$861,373 | ~1.5942% | ~$13,732 | -1.4% |
| 2027 | ~$849,735 | ~$849,735 | ~1.5659% | ~$13,306 | -2.7% |
| 2028 | ~$838,254 | ~$838,254 | ~1.5376% | ~$12,889 | -4.0% |
| 2029 | ~$826,928 | ~$826,928 | ~1.5093% | ~$12,480 | -5.3% |
| 2030 | ~$815,755 | ~$815,755 | ~1.4810% | ~$12,081 | -6.6% |
| 2026 | ~$843,910 | ~$843,910 | ~1.6225% | ~$13,692 | -3.4% |
| 2027 | ~$815,629 | ~$815,629 | ~1.6225% | ~$13,233 | -6.6% |
| 2028 | ~$788,296 | ~$788,296 | ~1.6225% | ~$12,790 | -9.7% |
| 2029 | ~$761,880 | ~$761,880 | ~1.6225% | ~$12,361 | -12.7% |
| 2030 | ~$736,348 | ~$736,348 | ~1.6225% | ~$11,947 | -15.7% |
| 2026 | ~$878,837 | ~$878,837 | ~1.5800% | ~$13,886 | +0.6% |
| 2027 | ~$884,539 | ~$884,539 | ~1.5376% | ~$13,600 | +1.3% |
| 2028 | ~$890,279 | ~$890,279 | ~1.4951% | ~$13,311 | +2.0% |
| 2029 | ~$896,055 | ~$896,055 | ~1.4527% | ~$13,017 | +2.6% |
| 2030 | ~$901,870 | ~$901,870 | ~1.4102% | ~$12,718 | +3.3% |
In 2025, this property's market value of $873,171 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -38% 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 | $873,171 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $845,000 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $815,442 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $817,755 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $922,000 | $517,750 | $1,142,600 | $2,780,453 | ↓ Below median | 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.