4400 E BEN WHITE BLVD AUSTIN, TX 78741
| Owner | 7-ELEVEN INC |
|---|---|
| Parcel ID | 0311040613 |
| Short ID | 291174 |
| Type | Real |
| Use Code | 48 Convenience Store |
| Valuation | Income |
| Improvement SF | 2,550 SF |
| Land SF | 51,748 SF |
| Acres | 1.188 |
| Year Built | 1982 |
| Legal | .562 AC OF UNNUMBERED LOT & LOT 2 PENNINGTON JIM SUBD |
| Neighborhood | 48CEN |
| Land | $1,552,440 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,552,440 |
| Improvement | $263,309 |
|---|---|
| Total Improvement | $263,309 |
| Market | $1,815,749 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,815,749 |
| Value Limitation Adjustment (−) (homestead cap) | −$189,756 |
| Net Appraised (assessed) | $1,625,993 |
| Taxable Value | $1,625,993 |
|---|
Appreciation: Market value has risen +70.0% from $1,068,133 (2021) to $1,815,749 (2025), a CAGR of 14.2% over 4 years. This is strong appreciation — well above typical inflation. 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 +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 2.0702% in 2025 (+0.0420% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $33,661. Del Valle ISD is the largest single contributor, at 45.8% of the total 2025 levy.
Assessment Gap: Assessed value ($1,625,993) is $189,756 below market value, suggesting potential for an upward assessment in future years.
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 85% of market value ($1,552,440 land vs $263,309 improvements), about $30/SF of land. With value concentrated in the land under a ~44-year-old structure, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $1,815,749, this parcel sits in the upper-middle (50th–75th 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 +14.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,524,471 by 2030, with an estimated annual tax burden around $46,133. 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 | 26,015 SF | ✗ |
| 1ST | 1st Floor | 2,550 SF | ✓ |
| 501 | CANOPY | 2,175 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 |
|---|---|---|---|---|---|---|---|---|---|
| IDV Del Valle ISD | 1.2020% | 1.1846% | 1.0028% | 0.9969% | 0.9489% | -0.0480% | $15,429.05 | $15,429.05 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $8,520.48 | $8,520.48 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $6,111.21 | $6,111.21 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,919.05 | $1,919.05 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,681.28 | $1,681.28 | Paid |
| Combined Rate | 2.3170% | 2.1629% | 1.9525% | 2.0282% | 2.0702% | +0.0420% | $33,661.07 | $33,661.07 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,957,024 | $1,815,749 | +7.8% |
| Assessed Value | $1,951,192 | $1,625,993 | +20.0% |
| Land Value | $1,552,440 | $1,552,440 | +0.0% |
| Improvement Value | $404,584 | $263,309 | +53.7% |
| Taxable Value | $1,951,192 | $1,625,993 | +20.0% |
| HS Cap Loss | -$5,832 | — | |
| Total Tax 2026 = estimate |
~$40,393
Estimated
|
~$33,661
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,001,662 | $1,957,024 | -44,638 (-2.2%) |
| Taxable Value | $1,951,192 | $1,951,192 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,957,024 | $1,552,440 | $404,584 | −$5,832 | $1,951,192 | $1,951,192 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,815,749 | $1,552,440 | $263,309 | −$189,756 | $1,625,993 | $1,625,993 | ~$33,661 | Partial |
| 2024 | $1,129,162 | — | — | −$311,181 | $817,981 | $— | $27,482 | Verified |
| 2023 | $1,049,732 | — | — | −$640,741 | $408,991 | $— | $22,047 | Verified |
| 2022 | $1,073,006 | — | — | −$664,015 | $408,991 | $— | $22,705 | Verified |
| 2021 | $1,068,133 | — | — | −$291,913 | $776,220 | $— | $24,861 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +10.2% | +20.0% | 97.5% | Not available | Partial |
| 2025 | +0.0% | +20.0% | 89.6% | Not available | Partial |
| 2024 | +60.8% | +20.0% | 74.6% | 1.5100% | Verified |
| 2023 | +7.6% | +7.6% | ~100% | 1.9500% | Verified |
| 2022 | -2.2% | -2.2% | ~100% | 2.1600% | Verified |
| 2021 | base year | — | ~100% | 2.3300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +69.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +7.8% | +14.9% | +12.5% | +60.8% | 2025 | -2.2% | 2023 |
| Assessment Ratio | 99.7% | 68.6% | — | 99.7% | 2026 | 38.1% | 2022 |
| Effective Tax Rate (2025) | 1.8500% | 1.8500% | — | 1.8500% | 2025 | 1.8500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$33,661 | $26,151 | ~$40,913 | $33,661 | 2025 | $22,047 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,073,306 | ~$1,788,592 | ~2.0085% | ~$35,924 | +14.2% |
| 2027 | ~$2,367,397 | ~$1,967,452 | ~1.9468% | ~$38,302 | +30.4% |
| 2028 | ~$2,703,203 | ~$2,164,197 | ~1.8851% | ~$40,797 | +48.9% |
| 2029 | ~$3,086,642 | ~$2,380,616 | ~1.8234% | ~$43,408 | +70.0% |
| 2030 | ~$3,524,471 | ~$2,618,678 | ~1.7617% | ~$46,133 | +94.1% |
| 2026 | ~$2,036,991 | ~$1,788,592 | ~2.0702% | ~$37,027 | +12.2% |
| 2027 | ~$2,285,191 | ~$1,967,452 | ~2.0702% | ~$40,730 | +25.9% |
| 2028 | ~$2,563,633 | ~$2,164,197 | ~2.0702% | ~$44,803 | +41.2% |
| 2029 | ~$2,876,002 | ~$2,380,616 | ~2.0702% | ~$49,283 | +58.4% |
| 2030 | ~$3,226,432 | ~$2,618,678 | ~2.0702% | ~$54,211 | +77.7% |
| 2026 | ~$2,109,621 | ~$1,788,592 | ~1.9776% | ~$35,372 | +16.2% |
| 2027 | ~$2,451,055 | ~$1,967,452 | ~1.8851% | ~$37,088 | +35.0% |
| 2028 | ~$2,847,749 | ~$2,164,197 | ~1.7925% | ~$38,794 | +56.8% |
| 2029 | ~$3,308,647 | ~$2,380,616 | ~1.7000% | ~$40,470 | +82.2% |
| 2030 | ~$3,844,139 | ~$2,618,678 | ~1.6074% | ~$42,094 | +111.7% |
In 2025, this property's market value of $1,815,749 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +28% above 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 | $1,815,749 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,129,162 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $1,049,732 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $1,073,006 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $1,068,133 | $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.