603 W BEN WHITE BLVD AUSTIN, TX 78704
| Owner | 603 W BEN WHITE OWNER LLC |
|---|---|
| Parcel ID | 0409070225 |
| Short ID | 312676 |
| Type | Real |
| Use Code | 42 Neighborhood Shopping Center |
| Valuation | Income |
| Improvement SF | 35,830 SF |
| Land SF | 169,884 SF |
| Acres | 3.900 |
| Year Built | 1966 |
| Legal | LOT A BULLARD W H ADDN |
| Neighborhood | 42SOU |
| Land | $12,911,184 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $12,911,184 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $12,500,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $12,500,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $12,500,000 |
| Taxable Value | $12,500,000 |
|---|
Appreciation: Market value has risen +137.7% from $5,259,067 (2021) to $12,500,000 (2025), a CAGR of 24.2% 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 $255,811. 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 103% of market value ($12,911,184 land vs $0 improvements), about $76/SF of land. With value concentrated in the land under a ~60-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 $12,500,000, this parcel sits in the top quartile (≥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 +24.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $36,890,254 by 2030, with an estimated annual tax burden around $379,223. 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.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 102,328 SF | ✗ |
| 1ST | 1st Floor | 35,830 SF | ✓ |
| 611 | TERRACE | 3,531 SF | ✗ |
| 501 | CANOPY | 3,231 SF | ✗ |
| 511 | DECK | 256 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 27 SF | ✗ |
| 482 | LIGHT POLES | 5 SF | ✓ |
| 521 | FIREPLACE | 1 SF | ✓ |
Market value changed by 105% 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% | $115,650.00 | $115,650.00 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $65,502.13 | $65,502.13 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $46,980.63 | $46,980.63 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $14,752.88 | $14,752.88 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $12,925.00 | $12,925.00 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $255,810.64 | $255,810.64 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $12,500,000 | $12,500,000 | +0.0% |
| Assessed Value | $12,500,000 | $12,500,000 | +0.0% |
| Land Value | $12,911,184 | $12,911,184 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $12,500,000 | $12,500,000 | +0.0% |
| Total Tax 2026 = estimate |
~$255,811
Estimated
|
~$255,811
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $13,292,132 | $12,500,000 | -792,132 (-6.0%) |
| Taxable Value | $13,292,132 | $12,500,000 | -792,132 (-6.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $12,500,000 | $12,911,184 | — | — | $12,500,000 | $12,500,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $12,500,000 | $12,911,184 | — | — | $12,500,000 | $12,500,000 | ~$255,811 | Partial |
| 2024 | $9,219,000 | — | — | — | $12,500,000 ! | $— | $247,727 | Verified |
| 2023 | $4,500,000 | — | — | — | $9,219,000 ! | $— | $166,794 | Verified |
| 2022 | $4,271,239 | — | — | −$24,139 | $4,247,100 | $— | $88,872 | Verified |
| 2021 | $5,259,067 | — | — | −$1,011,967 | $4,247,100 | $— | $92,971 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +6.3% | +6.3% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | +35.6% | +35.6% | ~100% | 1.9800% | Verified |
| 2023 | +104.9% ! | +104.9% | ~100% | 1.8100% | Verified |
| 2022 | +5.4% | +5.4% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 1.7700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +192.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +25.4% | +24.2% | +104.9% | 2024 | -18.8% | 2022 |
| Assessment Ratio | 100.0% | 120.1% | — | 204.9% | 2023 | 80.8% | 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 |
$255,811 | $170,435 | ~$326,153 | $255,811 | 2025 | $88,872 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$15,520,666 | ~$13,750,000 | ~2.0139% | ~$276,916 | +24.2% |
| 2027 | ~$19,271,285 | ~$15,125,000 | ~1.9814% | ~$299,685 | +54.2% |
| 2028 | ~$23,928,253 | ~$16,637,500 | ~1.9488% | ~$324,238 | +91.4% |
| 2029 | ~$29,710,593 | ~$18,301,250 | ~1.9163% | ~$350,705 | +137.7% |
| 2030 | ~$36,890,254 | ~$20,131,375 | ~1.8837% | ~$379,223 | +195.1% |
| 2026 | ~$15,270,666 | ~$13,750,000 | ~2.0465% | ~$281,392 | +22.2% |
| 2027 | ~$18,655,458 | ~$15,125,000 | ~2.0465% | ~$309,531 | +49.2% |
| 2028 | ~$22,790,501 | ~$16,637,500 | ~2.0465% | ~$340,484 | +82.3% |
| 2029 | ~$27,842,089 | ~$18,301,250 | ~2.0465% | ~$374,532 | +122.7% |
| 2030 | ~$34,013,379 | ~$20,131,375 | ~2.0465% | ~$411,986 | +172.1% |
| 2026 | ~$15,770,666 | ~$13,750,000 | ~1.9977% | ~$274,679 | +26.2% |
| 2027 | ~$19,897,111 | ~$15,125,000 | ~1.9488% | ~$294,762 | +59.2% |
| 2028 | ~$25,103,255 | ~$16,637,500 | ~1.9000% | ~$316,115 | +100.8% |
| 2029 | ~$31,671,603 | ~$18,301,250 | ~1.8512% | ~$338,792 | +153.4% |
| 2030 | ~$39,958,581 | ~$20,131,375 | ~1.8024% | ~$362,842 | +219.7% |
In 2025, this property's market value of $12,500,000 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 9× 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 | $12,500,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $9,219,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $4,500,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $4,271,239 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $5,259,067 | $517,750 | $1,142,600 | $2,780,453 | ↑ 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.