204 W BEN WHITE BLVD TX 78704
| Owner | SKIRTSTEAK LTD |
|---|---|
| Parcel ID | 0409050513 |
| Short ID | 312630 |
| Type | Real |
| Use Code | 33 Fast Food Restaurant |
| Valuation | Income |
| Improvement SF | 1,076 SF |
| Land SF | 14,971 SF |
| Acres | 0.344 |
| Year Built | 2011 |
| Legal | LOT 2 STAR SUBD |
| Neighborhood | 33CEN |
| Land | $1,497,100 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,497,100 |
| Improvement | $48,123 |
|---|---|
| Total Improvement | $48,123 |
| Market | $1,545,223 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,545,223 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,545,223 |
| Taxable Value | $1,545,223 |
|---|
Appreciation: Market value has risen +71.0% from $903,834 (2021) to $1,545,223 (2025), a CAGR of 14.3% 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 $31,623. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
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 97% of market value ($1,497,100 land vs $48,123 improvements), about $100/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 $1,545,223, 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 +14.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,020,781 by 2030, with an estimated annual tax burden around $46,879. 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 | 7,800 SF | ✗ |
| 501 | CANOPY | 1,229 SF | ✗ |
| 1ST | 1st Floor | 1,076 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% | $14,296.40 | $14,296.40 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $8,097.23 | $8,097.23 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $5,807.64 | $5,807.64 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,823.72 | $1,823.72 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,597.76 | $1,597.76 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $31,622.75 | $31,622.75 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,498,100 | $1,545,223 | -3.0% |
| Assessed Value | $1,498,100 | $1,545,223 | -3.0% |
| Land Value | $1,497,100 | $1,497,100 | +0.0% |
| Improvement Value | $1,000 | $48,123 | -97.9% |
| Taxable Value | $1,498,100 | $1,545,223 | -3.0% |
| Total Tax 2026 = estimate |
~$30,658
Estimated
|
~$31,623
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,547,659 | $1,498,100 | -49,559 (-3.2%) |
| Taxable Value | $1,547,659 | $1,498,100 | -49,559 (-3.2%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,498,100 | $1,497,100 | $1,000 | — | $1,498,100 | $1,498,100 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,545,223 | $1,497,100 | $48,123 | — | $1,545,223 | $1,545,223 | ~$31,623 | Partial |
| 2024 | $1,520,000 | — | — | −$22,900 | $1,497,100 | $— | $30,629 | Verified |
| 2023 | $875,000 | — | — | — | $1,497,100 ! | $— | $27,501 | Verified |
| 2022 | $896,000 | — | — | −$297,160 | $598,840 | $— | $17,281 | Verified |
| 2021 | $903,834 | — | — | −$304,994 | $598,840 | $— | $19,068 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.2% | +0.2% | ~100% | Not available | Partial |
| 2025 | -0.0% | -0.0% | ~100% | Not available | Partial |
| 2024 | +1.7% | +1.7% | ~100% | 1.9800% | Verified |
| 2023 | +73.7% | +73.7% | ~100% | 1.8100% | Verified |
| 2022 | -2.3% | -2.3% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +72.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -3.0% | +13.8% | +15.1% | +73.7% | 2024 | -3.0% | 2026 |
| Assessment Ratio | 100.0% | 100.5% | — | 171.1% | 2023 | 66.3% | 2021 |
| Effective Tax Rate (2025) | 2.0500% | 2.0500% | — | 2.0500% | 2025 | 2.0500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$31,623 | $25,220 | ~$40,318 | $31,623 | 2025 | $17,281 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,766,920 | ~$1,699,745 | ~2.0139% | ~$34,232 | +14.3% |
| 2027 | ~$2,020,423 | ~$1,869,720 | ~1.9814% | ~$37,046 | +30.8% |
| 2028 | ~$2,310,298 | ~$2,056,692 | ~1.9488% | ~$40,082 | +49.5% |
| 2029 | ~$2,641,762 | ~$2,262,361 | ~1.9163% | ~$43,353 | +71.0% |
| 2030 | ~$3,020,781 | ~$2,488,597 | ~1.8837% | ~$46,879 | +95.5% |
| 2026 | ~$1,736,015 | ~$1,699,745 | ~2.0465% | ~$34,785 | +12.3% |
| 2027 | ~$1,950,365 | ~$1,869,720 | ~2.0465% | ~$38,264 | +26.2% |
| 2028 | ~$2,191,181 | ~$2,056,692 | ~2.0465% | ~$42,090 | +41.8% |
| 2029 | ~$2,461,731 | ~$2,262,361 | ~2.0465% | ~$46,299 | +59.3% |
| 2030 | ~$2,765,686 | ~$2,488,597 | ~2.0465% | ~$50,929 | +79.0% |
| 2026 | ~$1,797,824 | ~$1,699,745 | ~1.9977% | ~$33,955 | +16.3% |
| 2027 | ~$2,091,718 | ~$1,869,720 | ~1.9488% | ~$36,438 | +35.4% |
| 2028 | ~$2,433,656 | ~$2,056,692 | ~1.9000% | ~$39,077 | +57.5% |
| 2029 | ~$2,831,491 | ~$2,262,361 | ~1.8512% | ~$41,881 | +83.2% |
| 2030 | ~$3,294,362 | ~$2,488,597 | ~1.8024% | ~$44,854 | +113.2% |
In 2025, this property's market value of $1,545,223 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +9% 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 | $1,545,223 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,520,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $875,000 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $896,000 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $903,834 | $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.