12117 MENCHACA RD AUSTIN, TX 78748
| Owner | AMOROSO REAL ESTATE HOLDINGS LLC |
|---|---|
| Parcel ID | 0443230103 |
| Short ID | 351076 |
| Type | Real |
| Use Code | 53 Office Small (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 2,880 SF |
| Land SF | 11,312 SF |
| Acres | 0.260 |
| Year Built | 1975 |
| Legal | LOT 2 & S 14FT AV OF LOT 3 BLK 18 LESS W 10.23' MATTHEWS A G ADDN |
| Neighborhood | 53SOU |
| Land | $169,680 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $169,680 |
| Improvement | $1,076,638 |
|---|---|
| Total Improvement | $1,076,638 |
| Market | $1,246,318 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,246,318 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,246,318 |
| Taxable Value | $1,246,318 |
|---|
Appreciation: Market value has risen +132.5% from $536,034 (2021) to $1,246,318 (2025), a CAGR of 23.5% over 4 years. 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 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 $20,221. 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 14% of market value ($169,680 land vs $1,076,638 improvements), about $15/SF of land. Most value sits in the improvements, so building condition, age (~51 yrs), and rent roll drive the underwriting.
Submarket Position: At $1,246,318, 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 +23.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,578,282 by 2030, with an estimated annual tax burden around $29,726. 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.
5 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 6,400 SF | ✗ |
| 1ST | 1st Floor | 2,880 SF | ✓ |
| 501 | CANOPY | 472 SF | ✗ |
| 327 | STORAGE COMM'L | 300 SF | ✓ |
| 482 | LIGHT POLES | 1 SF | ✓ |
Market value changed by 92% in 2024, 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% | $11,530.93 | $11,530.93 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,684.22 | $4,684.22 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,470.94 | $1,470.94 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,288.69 | $1,288.69 | Paid |
| E05 Travis County ESD # 05 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $1,246.32 | $1,246.32 | Paid |
| Combined Rate | 1.7357% | 1.6122% | 1.4634% | 1.6042% | 1.6225% | +0.0183% | $20,221.10 | $20,221.10 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $946,347 | $1,246,318 | -24.1% |
| Assessed Value | $946,347 | $1,246,318 | -24.1% |
| Land Value | $169,680 | $169,680 | +0.0% |
| Improvement Value | $776,667 | $1,076,638 | -27.9% |
| Taxable Value | $946,347 | $1,246,318 | -24.1% |
| Total Tax 2026 = estimate |
~$15,354
Estimated
|
~$20,221
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $946,347 | $946,347 | +0 (+0.0%) |
| Taxable Value | $946,347 | $946,347 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $946,347 | $169,680 | $776,667 | — | $946,347 | $946,347 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,246,318 | $169,680 | $1,076,638 | — | $1,246,318 | $1,246,318 | ~$20,221 | Partial |
| 2024 | $1,015,000 | — | — | −$845,320 | $169,680 | $— | $19,539 | Verified |
| 2023 | $797,899 | — | — | −$628,219 | $169,680 | $— | $14,854 | Verified |
| 2022 | $684,779 | — | — | −$515,099 | $169,680 | $— | $12,864 | Verified |
| 2021 | $536,034 | — | — | −$479,474 | $56,560 | $— | $11,886 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -24.1% | -24.1% | ~100% | Not available | Partial |
| 2025 | -36.2% | +2.3% | ~100% | Not available | Partial |
| 2024 | +92.3% ! | +20.0% | 62.4% | 1.0000% | Verified |
| 2023 | +11.0% | +11.0% | ~100% | 1.4600% | Verified |
| 2022 | +33.6% | +33.6% | ~100% | 1.4100% | Verified |
| 2021 | base year | — | ~100% | 2.2200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +82.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -24.1% | +14.0% | +31.3% | +27.7% | 2022 | -24.1% | 2026 |
| Assessment Ratio | 100.0% | 45.6% | — | 100.0% | 2025 | 10.6% | 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 |
$20,221 | $15,873 | ~$25,648 | $20,221 | 2025 | $11,886 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,538,998 | ~$1,370,950 | ~1.5942% | ~$21,855 | +23.5% |
| 2027 | ~$1,900,409 | ~$1,508,045 | ~1.5659% | ~$23,614 | +52.5% |
| 2028 | ~$2,346,693 | ~$1,658,849 | ~1.5376% | ~$25,506 | +88.3% |
| 2029 | ~$2,897,780 | ~$1,824,734 | ~1.5093% | ~$27,540 | +132.5% |
| 2030 | ~$3,578,282 | ~$2,007,208 | ~1.4810% | ~$29,726 | +187.1% |
| 2026 | ~$1,514,071 | ~$1,370,950 | ~1.6225% | ~$22,243 | +21.5% |
| 2027 | ~$1,839,348 | ~$1,508,045 | ~1.6225% | ~$24,468 | +47.6% |
| 2028 | ~$2,234,505 | ~$1,658,849 | ~1.6225% | ~$26,914 | +79.3% |
| 2029 | ~$2,714,556 | ~$1,824,734 | ~1.6225% | ~$29,606 | +117.8% |
| 2030 | ~$3,297,740 | ~$2,007,208 | ~1.6225% | ~$32,566 | +164.6% |
| 2026 | ~$1,563,924 | ~$1,370,950 | ~1.5800% | ~$21,661 | +25.5% |
| 2027 | ~$1,962,468 | ~$1,508,045 | ~1.5376% | ~$23,187 | +57.5% |
| 2028 | ~$2,462,574 | ~$1,658,849 | ~1.4951% | ~$24,802 | +97.6% |
| 2029 | ~$3,090,126 | ~$1,824,734 | ~1.4527% | ~$26,507 | +147.9% |
| 2030 | ~$3,877,600 | ~$2,007,208 | ~1.4102% | ~$28,306 | +211.1% |
In 2025, this property's market value of $1,246,318 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -12% 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 | $1,246,318 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $1,015,000 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $797,899 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $684,779 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $536,034 | $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.