2506 E BEN WHITE BLVD AUSTIN, TX 78741
| Owner | HERNANDEZ RAFAEL & ADELINA |
|---|---|
| Parcel ID | 0311041120 |
| Short ID | 291248 |
| Type | Real |
| Use Code | 33 Fast Food Restaurant |
| Valuation | Income |
| Improvement SF | 2,172 SF |
| Land SF | 17,710 SF |
| Acres | 0.407 |
| Year Built | 1973 |
| Legal | LOT 3 MISSION HILL SEC 4 |
| Neighborhood | 33CEN |
| Land | $885,500 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $885,500 |
| Improvement | $47,871 |
|---|---|
| Total Improvement | $47,871 |
| Market | $933,371 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $933,371 |
| Value Limitation Adjustment (−) (homestead cap) | −$93,371 |
| Net Appraised (assessed) | $840,000 |
| Taxable Value | $840,000 |
|---|
Appreciation: Market value has risen +88.4% from $495,376 (2021) to $933,371 (2025), a CAGR of 17.2% 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 2.0465% in 2025 (+0.0647% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $17,190. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Assessment Gap: Assessed value ($840,000) is $93,371 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 95% of market value ($885,500 land vs $47,871 improvements), about $50/SF of land. With value concentrated in the land under a ~53-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 $933,371, 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 +17.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,060,409 by 2030, with an estimated annual tax burden around $25,484. 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 | 13,340 SF | ✗ |
| 1ST | 1st Floor | 2,172 SF | ✓ |
| SO | Sketch Only | 1,724 SF | ✗ |
| 611 | TERRACE | 600 SF | ✗ |
| 327 | STORAGE COMM'L | 108 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 |
|---|---|---|---|---|---|---|---|---|---|
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $7,771.68 | $7,771.68 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $4,401.74 | $4,401.74 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,157.10 | $3,157.10 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $991.39 | $991.39 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $868.56 | $868.56 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $17,190.47 | $17,190.47 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $936,675 | $933,371 | +0.4% |
| Assessed Value | $936,675 | $840,000 | +11.5% |
| Land Value | $885,500 | $885,500 | +0.0% |
| Improvement Value | $51,175 | $47,871 | +6.9% |
| Taxable Value | $936,675 | $840,000 | +11.5% |
| Total Tax 2026 = estimate |
~$19,169
Estimated
|
~$17,190
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $936,675 | $936,675 | +0 (+0.0%) |
| Taxable Value | $936,675 | $936,675 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $936,675 | $885,500 | $51,175 | — | $936,675 | $936,675 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $933,371 | $885,500 | $47,871 | −$93,371 | $840,000 | $840,000 | ~$17,190 | Partial |
| 2024 | $700,000 | — | — | — | $700,000 | $— | $13,873 | Verified |
| 2023 | $594,347 | — | — | −$328,697 | $265,650 | $— | $12,665 | Verified |
| 2022 | $497,947 | — | — | −$232,297 | $265,650 | $— | $11,738 | Verified |
| 2021 | $495,376 | — | — | −$229,726 | $265,650 | $— | $10,839 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.4% | +11.5% | ~100% | Not available | Partial |
| 2025 | +33.3% | +20.0% | 90.0% | Not available | Partial |
| 2024 | -4.7% | -4.7% | ~100% | 1.9800% | Verified |
| 2023 | +23.6% | +23.6% | ~100% | 1.7200% | Verified |
| 2022 | +19.4% | +19.4% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +87.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.4% | +14.3% | +17.1% | +33.3% | 2025 | +0.4% | 2026 |
| Assessment Ratio | 100.0% | 73.6% | — | 100.0% | 2024 | 44.7% | 2023 |
| Effective Tax Rate (2025) | 1.8400% | 1.8400% | — | 1.8400% | 2025 | 1.8400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$17,190 | $13,261 | ~$21,918 | $17,190 | 2025 | $10,839 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,093,539 | ~$924,000 | ~2.0139% | ~$18,609 | +17.2% |
| 2027 | ~$1,281,191 | ~$1,016,400 | ~1.9814% | ~$20,139 | +37.3% |
| 2028 | ~$1,501,045 | ~$1,118,040 | ~1.9488% | ~$21,789 | +60.8% |
| 2029 | ~$1,758,627 | ~$1,229,844 | ~1.9163% | ~$23,567 | +88.4% |
| 2030 | ~$2,060,409 | ~$1,352,828 | ~1.8837% | ~$25,484 | +120.7% |
| 2026 | ~$1,074,871 | ~$924,000 | ~2.0465% | ~$18,910 | +15.2% |
| 2027 | ~$1,237,823 | ~$1,016,400 | ~2.0465% | ~$20,800 | +32.6% |
| 2028 | ~$1,425,479 | ~$1,118,040 | ~2.0465% | ~$22,881 | +52.7% |
| 2029 | ~$1,641,583 | ~$1,229,844 | ~2.0465% | ~$25,169 | +75.9% |
| 2030 | ~$1,890,449 | ~$1,352,828 | ~2.0465% | ~$27,685 | +102.5% |
| 2026 | ~$1,112,206 | ~$924,000 | ~1.9977% | ~$18,458 | +19.2% |
| 2027 | ~$1,325,306 | ~$1,016,400 | ~1.9488% | ~$19,808 | +42.0% |
| 2028 | ~$1,579,237 | ~$1,118,040 | ~1.9000% | ~$21,243 | +69.2% |
| 2029 | ~$1,881,820 | ~$1,229,844 | ~1.8512% | ~$22,767 | +101.6% |
| 2030 | ~$2,242,379 | ~$1,352,828 | ~1.8024% | ~$24,383 | +140.2% |
In 2025, this property's market value of $933,371 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -34% 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 | $933,371 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $700,000 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $594,347 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $497,947 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $495,376 | $517,750 | $1,142,600 | $2,780,453 | ↓ Bottom 25% | 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.