1421 W BEN WHITE BLVD TX 78704
| Owner | BONIUK INTERESTS LTD |
|---|---|
| Parcel ID | 0409100170 |
| Short ID | 312801 |
| Type | Real |
| Use Code | F1 Commercial Real Property (Improved) |
| Valuation | Income |
| Improvement SF | — |
| Land SF | 27,530 SF |
| Acres | 0.632 |
| Year Built | — |
| Legal | ABS 8 SUR 20 DECKER I ACR .632 |
| Neighborhood | 83SOU |
| Land | $1,348,970 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,348,970 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $750,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $750,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $750,000 |
| Taxable Value | $750,000 |
|---|
Appreciation: Market value has fallen -22.2% from $963,550 (2021) to $750,000 (2025), a CAGR of -6.1% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2024→2025), 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 +17.8%, so this parcel has lagged the broader commercial market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 2.0465% in 2025 (+0.0647% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $15,349. Austin ISD is the largest single contributor, at 45.2% 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 180% of market value ($1,348,970 land vs $0 improvements), about $49/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 $750,000, this parcel sits in the lower-middle (25th–50th percentile) of Commercial property in Travis County — county median $1,382,921 (P25 $632,506 / P75 $3,258,143, n=13,595). 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 +7.0% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $1,888,558 by 2031, with an estimated annual tax burden around $35,576. 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.
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 |
|---|---|---|---|---|---|---|---|---|---|
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $6,939.00 | $6,939.00 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,930.13 | $3,930.13 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,818.84 | $2,818.84 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $885.17 | $885.17 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $775.50 | $775.50 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $15,348.64 | $15,348.64 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IAU Austin ISD | 0.9252% | $6,939.00 | 45.2% |
| CAT City of Austin | 0.5240% | $3,930.13 | 25.6% |
| TCO Travis County | 0.3758% | $2,818.84 | 18.4% |
| THD Travis Central Health | 0.1180% | $885.17 | 5.8% |
| ACT Austin Community College | 0.1034% | $775.50 | 5.1% |
| Total | 2.0465% | $15,348.64 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,348,970 | $750,000 | +79.9% |
| Assessed Value | $900,000 | $750,000 | +20.0% |
| Land Value | $1,348,970 | $1,348,970 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $900,000 | $750,000 | +20.0% |
| HS Cap Loss | -$448,970 | — | |
| Total Tax 2026 = estimate |
~$18,418
Estimated
|
~$15,349
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $1,348,970 | $1,348,970 | — | −$448,970 | $900,000 | $900,000 | Not yet — post-cert | Preliminary |
| 2025 | $750,000 | $1,348,970 | — | — | $750,000 | $750,000 | ~$15,349 | Partial |
| 2024 | $1,927,100 | $1,927,100 | — | −$937,100 | $990,000 | $990,000 | $17,975 | Verified |
| 2023 | $1,101,200 | $1,101,200 | — | — | $1,101,200 | $1,101,200 | $14,926 | Verified |
| 2022 | $963,550 | $963,550 | — | — | $963,550 | $963,550 | $19,029 | Verified |
| 2021 | $963,550 | $963,550 | — | — | $963,550 | $963,550 | $20,973 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +79.9% ! | +20.0% | 66.7% | Not available | Partial |
| 2025 | -61.1% | -24.2% | ~100% | Not available | Partial |
| 2024 | +75.0% | -10.1% | 51.4% | No billing data | Verified |
| 2023 | +14.3% | +14.3% | ~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): -22.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +79.9% | +21.6% | +7.0% | +79.9% | 2026 | -61.1% | 2025 |
| Assessment Ratio | 66.7% | 86.4% | — | 100.0% | 2021 | 51.4% | 2024 |
| Effective Tax Rate (2025) | 2.0500% | 2.0500% | — | 2.0500% | 2025 | 2.0500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$15,349 | $17,651 | ~$32,244 | $20,973 | 2021 | $14,926 | 2023 |
Market value changed by 80% in 2026, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$1,442,872 | ~$1,442,872 | ~2.0139% | ~$29,059 | +7.0% |
| 2028 | ~$1,543,311 | ~$1,543,311 | ~1.9814% | ~$30,579 | +14.4% |
| 2029 | ~$1,650,742 | ~$1,650,742 | ~1.9488% | ~$32,170 | +22.4% |
| 2030 | ~$1,765,650 | ~$1,765,650 | ~1.9163% | ~$33,835 | +30.9% |
| 2031 | ~$1,888,558 | ~$1,888,558 | ~1.8837% | ~$35,576 | +40.0% |
| 2027 | ~$1,415,893 | ~$1,415,893 | ~2.0465% | ~$28,976 | +5.0% |
| 2028 | ~$1,486,136 | ~$1,486,136 | ~2.0465% | ~$30,414 | +10.2% |
| 2029 | ~$1,559,864 | ~$1,559,864 | ~2.0465% | ~$31,922 | +15.6% |
| 2030 | ~$1,637,249 | ~$1,637,249 | ~2.0465% | ~$33,506 | +21.4% |
| 2031 | ~$1,718,474 | ~$1,718,474 | ~2.0465% | ~$35,168 | +27.4% |
| 2027 | ~$1,469,852 | ~$1,469,852 | ~1.9977% | ~$29,363 | +9.0% |
| 2028 | ~$1,601,566 | ~$1,601,566 | ~1.9488% | ~$31,212 | +18.7% |
| 2029 | ~$1,745,083 | ~$1,745,083 | ~1.9000% | ~$33,157 | +29.4% |
| 2030 | ~$1,901,460 | ~$1,901,460 | ~1.8512% | ~$35,200 | +41.0% |
| 2031 | ~$2,071,851 | ~$2,071,851 | ~1.8024% | ~$37,342 | +53.6% |
In 2025, this property's market value of $750,000 places it in the 25th–50th percentile for Commercial properties in Travis County (13595 comparable) — -46% below the county median of $1,382,921. 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 | $750,000 | $632,506 | $1,382,921 | $3,258,143 | ↓ Below median | -0.8% |
| 2024 | $1,927,100 | $647,500 | $1,401,787 | $3,362,090 | ↑ Above median | +0.0% |
| 2023 | $1,101,200 | $651,680 | $1,383,015 | $3,277,245 | ↓ Below median | +9.7% |
| 2022 | $963,550 | $535,964 | $1,190,250 | $2,842,216 | ↓ Below median | +3.3% |
| 2021 | $963,550 | $538,645 | $1,173,514 | $2,782,974 | ↓ Below median | 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 | Partial |
| PIR bulk billing export | Prior-year tax billing, Travis County Tax Office | 2021, 2022, 2023, 2024 | Verified |
| Satellite imagery (Esri World Imagery) | Aerial view of the parcel | Located by geocoding this parcel's address — may not resolve for every address | — |