7700 E BEN WHITE BLVD TX 78744
| Owner | RIVERSIDE 71 L P |
|---|---|
| Parcel ID | 0312180502 |
| Short ID | 483327 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 56,000 SF |
| Acres | 1.286 |
| Year Built | — |
| Legal | LOT 2 BLK B AIRPORT COMMERCE PARK SEC 1 |
| Neighborhood | 1SE1 |
| Land | $1,120,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,120,000 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,120,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,120,000 |
| Value Limitation Adjustment (−) (homestead cap) | −$313,600 |
| Net Appraised (assessed) | $806,400 |
| Taxable Value | $806,400 |
|---|
| Total Due | $28,637.77 |
|---|---|
| First Delinquent | 2024 |
Appreciation: Market value has risen +100.0% from $560,000 (2021) to $1,120,000 (2025), a CAGR of 18.9% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2023→2024), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend. Over the same span, the median Land/Vacant parcel countywide rose +283.7%, so this parcel has lagged the broader land/vacant market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 2.0702% in 2025 (+0.0420% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $16,694. Del Valle ISD is the largest single contributor, at 45.8% of the total 2025 levy.
Assessment Gap: Assessed value ($806,400) is $313,600 below market value, suggesting potential for an upward assessment in future years.
Asset Class: Land / Vacant. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 100% of market value ($1,120,000 land vs $0 improvements), about $20/SF of land. With value concentrated in the land, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $1,120,000, this parcel sits in the top quartile (≥75th percentile) of Land/Vacant property in Travis County — county median $84,423 (P25 $24,862 / P75 $362,804, 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 +14.9% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $2,240,000 by 2031, with an estimated annual tax burden around $39,462. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
Delinquent Taxes: $28,637.77 in unpaid taxes since 2024. These become a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
| Entity | 2024 Rate | 2025 Rate | Rate Effect |
|---|---|---|---|
| Del Valle ISD | 0.9969% | 0.9489% | -387 |
| City of Austin | 0.4776% | 0.5240% | +374 |
| Travis County | 0.3444% | 0.3758% | +253 |
| Travis Central Health | 0.1080% | 0.1180% | +81 |
| Austin Community College | 0.1013% | 0.1034% | +17 |
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.
| Entity | 2021 Rate | 2022 Rate | 2023 Rate | 2024 Rate | 2025 Rate | YoY (2024→25) | Amt Due | Amt Paid | Balance |
|---|---|---|---|---|---|---|---|---|---|
| IDV Del Valle ISD | 1.2020% | 1.1846% | 1.0028% | 0.9969% | 0.9489% | -0.0480% | $7,651.93 | $— | $7,651.93 |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $4,225.67 | $— | $4,225.67 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,030.81 | $— | $3,030.81 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $951.74 | $— | $951.74 |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $833.82 | $— | $833.82 |
| Combined Rate | 2.3170% | 2.1629% | 1.9525% | 2.0282% | 2.0702% | +0.0420% | $16,693.97 | $0.00 | $16,693.97 |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IDV Del Valle ISD | 0.9489% | $7,651.93 | 45.8% |
| CAT City of Austin | 0.5240% | $4,225.67 | 25.3% |
| TCO Travis County | 0.3758% | $3,030.81 | 18.2% |
| THD Travis Central Health | 0.1180% | $951.74 | 5.7% |
| ACT Austin Community College | 0.1034% | $833.82 | 5.0% |
| Total | 2.0702% | $16,693.97 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,120,000 | $1,120,000 | +0.0% |
| Assessed Value | $967,680 | $806,400 | +20.0% |
| Land Value | $1,120,000 | $1,120,000 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $967,680 | $806,400 | +20.0% |
| HS Cap Loss | -$152,320 | — | |
| Total Tax 2026 = estimate |
~$20,033
Estimated
|
$16,694 | |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $1,120,000 | $1,120,000 | — | −$152,320 | $967,680 | $967,680 | Not yet — post-cert | Preliminary |
| 2025 | $1,120,000 | $1,120,000 | — | −$313,600 | $806,400 | $806,400 | $16,694 | Verified |
| 2024 | $1,120,000 | $1,120,000 | — | −$448,000 | $672,000 | $672,000 | $13,630 | Verified |
| 2023 | $560,000 | $560,000 | — | — | $560,000 | $560,000 | $10,934 | Verified |
| 2022 | $560,000 | $560,000 | — | — | $560,000 | $560,000 | $12,112 | Verified |
| 2021 | $560,000 | $560,000 | — | — | $560,000 | $560,000 | $12,975 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +20.0% | 86.4% | Not available | Partial |
| 2025 | +0.0% | +20.0% | 72.0% | 1.4900% | Verified |
| 2024 | +100.0% ! | +20.0% | 60.0% | No billing data | Verified |
| 2023 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2022 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +100.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +20.0% | +14.9% | +100.0% | 2024 | +0.0% | 2022 |
| Assessment Ratio | 86.4% | 86.4% | — | 100.0% | 2021 | 60.0% | 2024 |
| Effective Tax Rate (2025) | 1.4900% | 1.4900% | — | 1.4900% | 2025 | 1.4900% | 2025 |
| Tax Amount | $16,694 | $13,269 | ~$32,326 | $16,694 | 2025 | $10,934 | 2023 |
Market value changed by 100% in 2024, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
This parcel has unpaid taxes on record. Delinquent taxes are a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$1,286,542 | ~$1,286,542 | ~2.0085% | ~$25,840 | +14.9% |
| 2028 | ~$1,477,849 | ~$1,477,849 | ~1.9468% | ~$28,771 | +32.0% |
| 2029 | ~$1,697,603 | ~$1,697,603 | ~1.8851% | ~$32,001 | +51.6% |
| 2030 | ~$1,950,033 | ~$1,950,033 | ~1.8234% | ~$35,557 | +74.1% |
| 2031 | ~$2,240,000 | ~$2,240,000 | ~1.7617% | ~$39,462 | +100.0% |
| 2027 | ~$1,264,142 | ~$1,264,142 | ~2.0702% | ~$26,170 | +12.9% |
| 2028 | ~$1,426,835 | ~$1,426,835 | ~2.0702% | ~$29,538 | +27.4% |
| 2029 | ~$1,610,467 | ~$1,610,467 | ~2.0702% | ~$33,340 | +43.8% |
| 2030 | ~$1,817,731 | ~$1,817,731 | ~2.0702% | ~$37,630 | +62.3% |
| 2031 | ~$2,051,670 | ~$2,051,670 | ~2.0702% | ~$42,473 | +83.2% |
| 2027 | ~$1,308,942 | ~$1,308,942 | ~1.9776% | ~$25,886 | +16.9% |
| 2028 | ~$1,529,759 | ~$1,529,759 | ~1.8851% | ~$28,837 | +36.6% |
| 2029 | ~$1,787,826 | ~$1,787,826 | ~1.7925% | ~$32,048 | +59.6% |
| 2030 | ~$2,089,430 | ~$2,089,430 | ~1.7000% | ~$35,520 | +86.6% |
| 2031 | ~$2,441,913 | ~$2,441,913 | ~1.6074% | ~$39,252 | +118.0% |
In 2025, this property's market value of $1,120,000 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 13× the county median of $84,423. 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 | $1,120,000 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $1,120,000 | $23,000 | $66,000 | $328,966 | ↑ Top 25% | +0.0% |
| 2023 | $560,000 | $24,692 | $71,500 | $270,000 | ↑ Top 25% | +0.0% |
| 2022 | $560,000 | $15,000 | $55,000 | $180,000 | ↑ Top 25% | +100.0% |
| 2021 | $560,000 | $8,000 | $22,000 | $81,900 | ↑ Top 25% | base yr |
| Source | What it provides | Coverage for this parcel | Confidence |
|---|---|---|---|
| TCAD Certified Appraisal Roll ↗ | Market, assessed, and taxable value; land/improvement split; exemptions | 2025 | Certified |
| Texas Comptroller Annual Jurisdiction Roll (AJR) | Prior-year market and taxable value | 2021–2024 | Verified |
| TCAD Preliminary Export ↗ | First-look 2026 appraisal value, subject to change at certification | 2026 (exported June 9, 2026; certifies July 25, 2026) | Preliminary |
| Travis County Rates History ↗ | Adopted tax rate for each of this parcel's taxing entities | 1990–2025 | Verified |
| TaxCurOpenData | Current-year (2025) tax billing, by taxing entity | 2025 | Verified |
| PIR bulk billing export | Prior-year tax billing, Travis County Tax Office | 2021, 2022, 2023, 2024 | Verified |
| TaxDelqOpenData ↗ | Delinquent-account status and balance due | As of June 20, 2026 — balance grows monthly (Tax Code §33.01) | Verified |
| Satellite imagery (Esri World Imagery) | Aerial view of the parcel | Located by geocoding this parcel's address — may not resolve for every address | — |