1410 W BEN WHITE BLVD TX 78704
| Owner | COTHRON PARTNERSHIP NO 2 LTD |
|---|---|
| Parcel ID | 0406090122 |
| Short ID | 308002 |
| Type | Real |
| Use Code | 20 Small Store (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 1,008 SF |
| Land SF | 28,358 SF |
| Acres | 0.651 |
| Year Built | 1980 |
| Legal | E87.125 FT OF LOT 5 LESS .059 A & SE 87X106 FT OF LOT 12 BANISTER HEIGHTS |
| Neighborhood | 20CEN |
| Land | $2,835,756 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,835,756 |
| Improvement | $10,931 |
|---|---|
| Total Improvement | $10,931 |
| Market | $2,846,687 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,846,687 |
| Value Limitation Adjustment (−) (homestead cap) | −$438,263 |
| Net Appraised (assessed) | $2,408,424 |
| Taxable Value | $2,408,424 |
|---|
Appreciation: Market value has risen +150.7% from $1,135,302 (2021) to $2,846,687 (2025), a CAGR of 25.8% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2023→2024), 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 $49,288. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Assessment Gap: Assessed value ($2,408,424) is $438,263 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 100% of market value ($2,835,756 land vs $10,931 improvements), about $100/SF of land. With value concentrated in the land under a ~46-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 $2,846,687, 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 +25.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $8,982,043 by 2030, with an estimated annual tax burden around $73,066. 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.
2 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,008 SF | ✓ |
| 501 | CANOPY | 323 SF | ✗ |
Market value changed by 146% in 2023, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| 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% | $22,282.74 | $22,282.74 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $12,620.55 | $12,620.55 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $9,051.94 | $9,051.94 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,842.49 | $2,842.49 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,490.31 | $2,490.31 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $49,288.03 | $49,288.03 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,847,811 | $2,846,687 | +0.0% |
| Assessed Value | $2,847,811 | $2,408,424 | +18.2% |
| Land Value | $2,835,756 | $2,835,756 | +0.0% |
| Improvement Value | $12,055 | $10,931 | +10.3% |
| Taxable Value | $2,847,811 | $2,408,424 | +18.2% |
| Total Tax 2026 = estimate |
~$58,280
Estimated
|
~$49,288
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,847,811 | $2,847,811 | +0 (+0.0%) |
| Taxable Value | $2,847,811 | $2,847,811 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,847,811 | $2,835,756 | $12,055 | — | $2,847,811 | $2,847,811 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,846,687 | $2,835,756 | $10,931 | −$438,263 | $2,408,424 | $2,408,424 | ~$49,288 | Partial |
| 2024 | $2,858,561 | — | — | −$851,541 | $2,007,020 | $— | $39,775 | Verified |
| 2023 | $1,161,449 | — | — | — | $2,835,756 ! | $— | $51,718 | Verified |
| 2022 | $1,135,302 | — | — | −$1,000 | $1,134,302 | $— | $22,938 | Verified |
| 2021 | $1,135,302 | — | — | −$1,000 | $1,134,302 | $— | $24,712 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +18.2% | ~100% | Not available | Partial |
| 2025 | +41.8% | +20.0% | 84.6% | Not available | Partial |
| 2024 | -29.8% | -29.8% | ~100% | 1.9800% | Verified |
| 2023 | +146.1% ! | +146.1% | ~100% | 1.8100% | Verified |
| 2022 | +1.8% | +1.8% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +149.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +29.6% | +25.8% | +146.1% | 2024 | -0.4% | 2025 |
| Assessment Ratio | 100.0% | 116.5% | — | 244.2% | 2023 | 70.2% | 2024 |
| Effective Tax Rate (2025) | 1.7300% | 1.7300% | — | 1.7300% | 2025 | 1.7300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$49,288 | $37,686 | ~$62,841 | $51,718 | 2023 | $22,938 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,582,175 | ~$2,649,266 | ~2.0139% | ~$53,355 | +25.8% |
| 2027 | ~$4,507,688 | ~$2,914,193 | ~1.9814% | ~$57,741 | +58.3% |
| 2028 | ~$5,672,323 | ~$3,205,612 | ~1.9488% | ~$62,472 | +99.3% |
| 2029 | ~$7,137,860 | ~$3,526,174 | ~1.9163% | ~$67,572 | +150.7% |
| 2030 | ~$8,982,043 | ~$3,878,791 | ~1.8837% | ~$73,066 | +215.5% |
| 2026 | ~$3,525,241 | ~$2,649,266 | ~2.0465% | ~$54,217 | +23.8% |
| 2027 | ~$4,365,540 | ~$2,914,193 | ~2.0465% | ~$59,639 | +53.4% |
| 2028 | ~$5,406,138 | ~$3,205,612 | ~2.0465% | ~$65,602 | +89.9% |
| 2029 | ~$6,694,779 | ~$3,526,174 | ~2.0465% | ~$72,163 | +135.2% |
| 2030 | ~$8,290,588 | ~$3,878,791 | ~2.0465% | ~$79,379 | +191.2% |
| 2026 | ~$3,639,109 | ~$2,649,266 | ~1.9977% | ~$52,923 | +27.8% |
| 2027 | ~$4,652,114 | ~$2,914,193 | ~1.9488% | ~$56,793 | +63.4% |
| 2028 | ~$5,947,106 | ~$3,205,612 | ~1.9000% | ~$60,907 | +108.9% |
| 2029 | ~$7,602,580 | ~$3,526,174 | ~1.8512% | ~$65,276 | +167.1% |
| 2030 | ~$9,718,881 | ~$3,878,791 | ~1.8024% | ~$69,910 | +241.4% |
In 2025, this property's market value of $2,846,687 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +101% 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 | $2,846,687 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $2,858,561 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,161,449 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $1,135,302 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $1,135,302 | $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.