710 E BEN WHITE BLVD C TX 78704
| Owner | MURPHY OIL USA, INC |
|---|---|
| Parcel ID | 0411020419 |
| Short ID | 774272 |
| Type | Real |
| Use Code | 48 Convenience Store |
| Valuation | Income |
| Improvement SF | 588 SF |
| Land SF | 27,966 SF |
| Acres | 0.642 |
| Year Built | 2005 |
| Legal | LOT 1B BLK A TWIN OAKS COMMERCIAL SUBD RESUB OF LOT 1 BLK A |
| Neighborhood | 48CEN |
| Land | $2,796,552 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,796,552 |
| Improvement | $389,296 |
|---|---|
| Total Improvement | $389,296 |
| Market | $3,185,848 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,185,848 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $3,185,848 |
| Taxable Value | $3,185,848 |
|---|
Appreciation: Market value has risen +131.8% from $1,374,462 (2021) to $3,185,848 (2025), a CAGR of 23.4% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2022→2023), 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 outpaced 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 $65,198. 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 88% of market value ($2,796,552 land vs $389,296 improvements), about $100/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 $3,185,848, this parcel sits in the upper-middle (50th–75th 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 +18.4% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $7,408,353 by 2031, with an estimated annual tax burden around $96,808. 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 | 21,420 SF | ✗ |
| 501 | CANOPY | 4,512 SF | ✗ |
| 1ST | 1st Floor | 588 SF | ✓ |
| 611 | TERRACE | 52 SF | ✗ |
| 541 | FENCE COMM LF | 21 SF | ✗ |
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% | $29,475.47 | $29,475.47 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $16,694.39 | $16,694.39 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $11,973.85 | $11,973.85 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,760.03 | $3,760.03 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $3,294.17 | $3,294.17 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $65,197.91 | $65,197.91 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IAU Austin ISD | 0.9252% | $29,475.47 | 45.2% |
| CAT City of Austin | 0.5240% | $16,694.39 | 25.6% |
| TCO Travis County | 0.3758% | $11,973.85 | 18.4% |
| THD Travis Central Health | 0.1180% | $3,760.03 | 5.8% |
| ACT Austin Community College | 0.1034% | $3,294.17 | 5.1% |
| Total | 2.0465% | $65,197.91 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,191,003 | $3,185,848 | +0.2% |
| Assessed Value | $3,191,003 | $3,185,848 | +0.2% |
| Land Value | $2,796,552 | $2,796,552 | +0.0% |
| Improvement Value | $394,451 | $389,296 | +1.3% |
| Taxable Value | $3,191,003 | $3,185,848 | +0.2% |
| Total Tax 2026 = estimate |
~$65,303
Estimated
|
~$65,198
Partial
|
ⓘ |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $3,191,003 | $2,796,552 | $394,451 | — | $3,191,003 | $3,191,003 | Not yet — post-cert | Preliminary |
| 2025 | $3,185,848 | $2,796,552 | $389,296 | — | $3,185,848 | $3,185,848 | ~$65,198 | Partial |
| 2024 | $3,026,321 | $2,796,552 | $229,769 | — | $3,026,321 | $3,026,321 | $59,976 | Verified |
| 2023 | $3,046,000 | $2,796,552 | $249,448 | — | $3,046,000 | $3,046,000 | $55,110 | Verified |
| 2022 | $1,368,069 | $1,118,621 | $249,448 | — | $1,368,069 | $1,368,069 | $27,018 | Verified |
| 2021 | $1,374,462 | $1,118,621 | $255,841 | — | $1,374,462 | $1,374,462 | $29,918 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.2% | +0.2% | ~100% | Not available | Partial |
| 2025 | +5.3% | +5.3% | ~100% | Not available | Partial |
| 2024 | -0.6% | -0.6% | ~100% | No billing data | Verified |
| 2023 | +122.6% ! | +122.6% | ~100% | No billing data | Verified |
| 2022 | -0.5% | -0.5% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +131.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.2% | +25.4% | +18.3% | +122.6% | 2023 | -0.6% | 2024 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| 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 |
$65,198 | $47,444 | ~$83,261 | $65,198 | 2025 | $27,018 | 2022 |
Market value changed by 123% in 2023, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$3,776,471 | ~$3,510,103 | ~2.0139% | ~$70,691 | +18.3% |
| 2028 | ~$4,469,357 | ~$3,861,114 | ~1.9814% | ~$76,504 | +40.1% |
| 2029 | ~$5,289,369 | ~$4,247,225 | ~1.9488% | ~$82,772 | +65.8% |
| 2030 | ~$6,259,834 | ~$4,671,947 | ~1.9163% | ~$89,528 | +96.2% |
| 2031 | ~$7,408,353 | ~$5,139,142 | ~1.8837% | ~$96,808 | +132.2% |
| 2027 | ~$3,712,651 | ~$3,510,103 | ~2.0465% | ~$71,834 | +16.3% |
| 2028 | ~$4,319,574 | ~$3,861,114 | ~2.0465% | ~$79,017 | +35.4% |
| 2029 | ~$5,025,714 | ~$4,247,225 | ~2.0465% | ~$86,919 | +57.5% |
| 2030 | ~$5,847,290 | ~$4,671,947 | ~2.0465% | ~$95,611 | +83.2% |
| 2031 | ~$6,803,173 | ~$5,139,142 | ~2.0465% | ~$105,172 | +113.2% |
| 2027 | ~$3,840,291 | ~$3,510,103 | ~1.9977% | ~$70,120 | +20.3% |
| 2028 | ~$4,621,692 | ~$3,861,114 | ~1.9488% | ~$75,247 | +44.8% |
| 2029 | ~$5,562,088 | ~$4,247,225 | ~1.9000% | ~$80,698 | +74.3% |
| 2030 | ~$6,693,831 | ~$4,671,947 | ~1.8512% | ~$86,487 | +109.8% |
| 2031 | ~$8,055,855 | ~$5,139,142 | ~1.8024% | ~$92,626 | +152.5% |
In 2025, this property's market value of $3,185,848 places it in the 50th–75th percentile for Commercial properties in Travis County (13595 comparable) — +130% above 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 | $3,185,848 | $632,506 | $1,382,921 | $3,258,143 | ↑ Above median | -0.8% |
| 2024 | $3,026,321 | $647,500 | $1,401,787 | $3,362,090 | ↑ Above median | +0.0% |
| 2023 | $3,046,000 | $651,680 | $1,383,015 | $3,277,245 | ↑ Above median | +9.7% |
| 2022 | $1,368,069 | $535,964 | $1,190,250 | $2,842,216 | ↑ Above median | +3.3% |
| 2021 | $1,374,462 | $538,645 | $1,173,514 | $2,782,974 | ↑ Above 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 | — |