2234 E BEN WHITE BLVD TX 78741
| Owner | JOHNS FOOD MART |
|---|---|
| Parcel ID | 0313040728 |
| Short ID | 291793 |
| Type | Real |
| Use Code | 30 Strip Center (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 4,000 SF |
| Land SF | 18,640 SF |
| Acres | 0.428 |
| Year Built | 1969 |
| Legal | LOT 14A STRUHALL R L SUBD |
| Neighborhood | 48CEN |
| Land | $838,800 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $838,800 |
| Improvement | $66,200 |
|---|---|
| Total Improvement | $66,200 |
| Market | $905,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $905,000 |
| Value Limitation Adjustment (−) (homestead cap) | −$49,058 |
| Net Appraised (assessed) | $855,942 |
| Taxable Value | $855,942 |
|---|
Appreciation: Market value has risen +68.7% from $536,423 (2021) to $905,000 (2025), a CAGR of 14.0% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2025→2026), 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 2.0465% in 2025 (+0.0647% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $17,517. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Assessment Gap: Assessed value ($855,942) is $49,058 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 93% of market value ($838,800 land vs $66,200 improvements), about $45/SF of land. With value concentrated in the land under a ~57-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 $905,000, 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 +14.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,740,103 by 2030, with an estimated annual tax burden around $25,967. 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.
4 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 8,000 SF | ✗ |
| 1ST | 1st Floor | 4,000 SF | ✓ |
| 611 | TERRACE | 435 SF | ✗ |
| 581C | STORAGE ATT COMM | 147 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% | $7,919.18 | $7,919.18 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $4,485.28 | $4,485.28 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,217.02 | $3,217.02 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,010.21 | $1,010.21 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $885.04 | $885.04 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $17,516.73 | $17,516.73 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,262,851 | $905,000 | +39.5% |
| Assessed Value | $1,027,130 | $855,942 | +20.0% |
| Land Value | $838,800 | $838,800 | +0.0% |
| Improvement Value | $424,051 | $66,200 | +540.6% |
| Taxable Value | $1,027,130 | $855,942 | +20.0% |
| HS Cap Loss | -$235,721 | — | |
| Total Tax 2026 = estimate |
~$21,020
Estimated
|
~$17,517
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,262,851 | $1,262,851 | +0 (+0.0%) |
| Taxable Value | $1,027,130 | $1,027,130 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,262,851 | $838,800 | $424,051 | −$235,721 | $1,027,130 | $1,027,130 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $905,000 | $838,800 | $66,200 | −$49,058 | $855,942 | $855,942 | ~$17,517 | Partial |
| 2024 | $594,404 | — | — | — | $838,800 ! | $— | $14,136 | Verified |
| 2023 | $541,403 | — | — | −$289,763 | $251,640 | $— | $10,754 | Verified |
| 2022 | $541,403 | — | — | −$289,763 | $251,640 | $— | $10,692 | Verified |
| 2021 | $536,423 | — | — | −$284,783 | $251,640 | $— | $11,785 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +39.5% | +20.0% | 81.3% | Not available | Partial |
| 2025 | +1.5% | +20.0% | 94.6% | Not available | Partial |
| 2024 | +36.5% | +9.2% | 80.0% | 1.5900% | Verified |
| 2023 | +20.4% | +20.4% | ~100% | 1.6500% | Verified |
| 2022 | +0.2% | +0.2% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.2000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +67.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +39.5% | +20.5% | +7.5% | +52.3% | 2025 | +0.0% | 2023 |
| Assessment Ratio | 81.3% | 76.1% | — | 141.1% | 2024 | 46.5% | 2022 |
| Effective Tax Rate (2025) | 1.9400% | 1.9400% | — | 1.9400% | 2025 | 1.9400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$17,517 | $12,977 | ~$22,333 | $17,517 | 2025 | $10,692 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,031,416 | ~$941,536 | ~2.0139% | ~$18,962 | +14.0% |
| 2027 | ~$1,175,491 | ~$1,035,690 | ~1.9814% | ~$20,521 | +29.9% |
| 2028 | ~$1,339,690 | ~$1,139,259 | ~1.9488% | ~$22,202 | +48.0% |
| 2029 | ~$1,526,827 | ~$1,253,185 | ~1.9163% | ~$24,015 | +68.7% |
| 2030 | ~$1,740,103 | ~$1,378,503 | ~1.8837% | ~$25,967 | +92.3% |
| 2026 | ~$1,013,316 | ~$941,536 | ~2.0465% | ~$19,268 | +12.0% |
| 2027 | ~$1,134,596 | ~$1,035,690 | ~2.0465% | ~$21,195 | +25.4% |
| 2028 | ~$1,270,391 | ~$1,139,259 | ~2.0465% | ~$23,315 | +40.4% |
| 2029 | ~$1,422,440 | ~$1,253,185 | ~2.0465% | ~$25,646 | +57.2% |
| 2030 | ~$1,592,686 | ~$1,378,503 | ~2.0465% | ~$28,211 | +76.0% |
| 2026 | ~$1,049,516 | ~$941,536 | ~1.9977% | ~$18,809 | +16.0% |
| 2027 | ~$1,217,109 | ~$1,035,690 | ~1.9488% | ~$20,184 | +34.5% |
| 2028 | ~$1,411,465 | ~$1,139,259 | ~1.9000% | ~$21,646 | +56.0% |
| 2029 | ~$1,636,856 | ~$1,253,185 | ~1.8512% | ~$23,199 | +80.9% |
| 2030 | ~$1,898,240 | ~$1,378,503 | ~1.8024% | ~$24,846 | +109.8% |
In 2025, this property's market value of $905,000 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -36% 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 | $905,000 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $594,404 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $541,403 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $541,403 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $536,423 | $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.