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 (2021→2025), 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 +487.2%, 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 $85,028 (P25 $24,862 / P75 $363,420, 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 +18.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,663,824 by 2030, with an estimated annual tax burden around $46,928. 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 |
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.
| 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 |
| 2026 Certified Certified | 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 | ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,120,000 | $1,120,000 | +0 (+0.0%) |
| Taxable Value | $967,680 | $967,680 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,120,000 | $1,120,000 | — | −$152,320 | $967,680 | $967,680 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,120,000 | $1,120,000 | — | −$313,600 | $806,400 | $806,400 | $16,694 | Verified |
| 2024 | $— | — | — | — | $1,120,000 | $— | $13,630 | Verified |
| 2023 | $— | — | — | — | $560,000 | $— | $10,934 | Verified |
| 2022 | $— | — | — | — | $560,000 | $— | $12,112 | Verified |
| 2021 | $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% | 1.2200% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.9500% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 2.1600% | Verified |
| 2021 | base year | — | ~100% | 2.3200% | 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% | +50.0% | +18.9% | +100.0% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 86.4% | 86.1% | — | 100.0% | 2021 | 72.0% | 2025 |
| Effective Tax Rate (2025) | 1.4900% | 1.4900% | — | 1.4900% | 2025 | 1.4900% | 2025 |
| Tax Amount | $16,694 | $14,835 | ~$36,173 | $16,694 | 2025 | $12,975 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,331,912 | ~$1,331,912 | ~2.0085% | ~$26,751 | +18.9% |
| 2027 | ~$1,583,919 | ~$1,583,919 | ~1.9468% | ~$30,836 | +41.4% |
| 2028 | ~$1,883,608 | ~$1,883,608 | ~1.8851% | ~$35,508 | +68.2% |
| 2029 | ~$2,240,000 | ~$2,240,000 | ~1.8234% | ~$40,844 | +100.0% |
| 2030 | ~$2,663,824 | ~$2,663,824 | ~1.7617% | ~$46,928 | +137.8% |
| 2026 | ~$1,309,512 | ~$1,309,512 | ~2.0702% | ~$27,109 | +16.9% |
| 2027 | ~$1,531,091 | ~$1,531,091 | ~2.0702% | ~$31,696 | +36.7% |
| 2028 | ~$1,790,162 | ~$1,790,162 | ~2.0702% | ~$37,060 | +59.8% |
| 2029 | ~$2,093,070 | ~$2,093,070 | ~2.0702% | ~$43,330 | +86.9% |
| 2030 | ~$2,447,233 | ~$2,447,233 | ~2.0702% | ~$50,662 | +118.5% |
| 2026 | ~$1,354,312 | ~$1,354,312 | ~1.9776% | ~$26,783 | +20.9% |
| 2027 | ~$1,637,644 | ~$1,637,644 | ~1.8851% | ~$30,871 | +46.2% |
| 2028 | ~$1,980,250 | ~$1,980,250 | ~1.7925% | ~$35,497 | +76.8% |
| 2029 | ~$2,394,533 | ~$2,394,533 | ~1.7000% | ~$40,707 | +113.8% |
| 2030 | ~$2,895,486 | ~$2,895,486 | ~1.6074% | ~$46,543 | +158.5% |
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 $85,028. 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 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | — | $23,000 | $66,000 | $330,000 | — | +0.0% |
| 2023 | — | $25,000 | $71,500 | $271,439 | — | +0.0% |
| 2022 | — | $15,000 | $55,000 | $180,463 | — | +100.0% |
| 2021 | $560,000 | $6,000 | $14,480 | $80,000 | ↑ Top 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.