1701 W BEN WHITE BLVD TX 78704
| Owner | BONIUK INTERESTS LTD |
|---|---|
| Parcel ID | 0409100122 |
| Short ID | 312778 |
| Type | Real |
| Use Code | 33 Fast Food Restaurant |
| Valuation | Income |
| Improvement SF | 2,478 SF |
| Land SF | 495,712 SF |
| Acres | 11.380 |
| Year Built | 1991 |
| Legal | ABS 8 SUR 20 DECKER I ACR .576 |
| Neighborhood | 33SOU |
| Land | $23,938,640 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $23,938,640 |
| Improvement | $693,898 |
|---|---|
| Total Improvement | $693,898 |
| Market | $21,315,683 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $21,315,683 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $21,315,683 |
| Exemptions (−) | −$2,215,236 |
|---|---|
| Taxable Value | $19,100,447 |
Appreciation: Market value has risen +7.0% from $19,927,000 (2021) to $21,315,683 (2025), a CAGR of 1.7% over 4 years. Growth has been relatively flat for this asset class. 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 lagged 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 $390,888. 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 112% of market value ($23,938,640 land vs $693,898 improvements), about $48/SF of land. With value concentrated in the land under a ~35-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 $21,315,683, 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 +1.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $23,188,407 by 2030, with an estimated annual tax burden around $436,810. 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 | 9,750 SF | ✗ |
| 1ST | 1st Floor | 2,478 SF | ✓ |
| 501 | CANOPY | 54 SF | ✗ |
| 482 | LIGHT POLES | 2 SF | ✓ |
| Unit (prop_id) | Owner | Address | Market Value | Assessed Value | Taxable Value |
|---|---|---|---|---|---|
| 312778 | BONIUK INTERESTS LTD | 1701 BEN WHITE BLVD 78704 | $24,638,145 | $24,638,145 | $21,873,745 |
| 365442 | BONIUK INTERESTS LTD | 1701 BEN WHITE BLVD 78704 | $1,592,719 | $1,592,719 | $1,592,719 |
Market value changed by 91% in 2022, 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% | $176,717.34 | $176,717.34 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $100,089.59 | $100,089.59 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $71,788.07 | $71,788.07 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $22,542.92 | $22,542.92 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $19,749.86 | $19,749.86 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $390,887.78 | $390,887.78 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $26,230,864 | $21,315,683 | +23.1% |
| Assessed Value | $26,230,864 | $21,315,683 | +23.1% |
| Land Value | $23,938,640 | $23,938,640 | +0.0% |
| Improvement Value | $2,292,224 | $693,898 | +230.3% |
| Taxable Value | $23,466,464 | $19,100,447 | +22.9% |
| Exemptions | — | E | |
| Total Tax 2026 = estimate |
~$480,238
Estimated
|
~$390,888
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $26,314,691 | $26,230,864 | -83,827 (-0.3%) |
| Taxable Value | $23,550,291 | $23,466,464 | -83,827 (-0.4%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $26,230,864 | $23,938,640 | $2,292,224 | — | $26,230,864 | $23,466,464 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $21,315,683 | $23,938,640 | $693,898 | — | $21,315,683 | $19,100,447 | ~$390,888 | Partial |
| 2024 | $23,511,635 | — | — | — | $23,938,640 ! | $— | $446,756 | Verified |
| 2023 | $17,373,669 | — | — | — | $19,703,040 ! | $— | $381,060 | Verified |
| 2022 | $17,488,294 | — | — | −$7,197,699 | $10,290,595 | $— | $309,585 | Verified |
| 2021 | $19,927,000 | — | — | −$9,636,405 | $10,290,595 | $— | $380,664 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +6.6% | +6.6% | ~100% | Not available | Partial |
| 2025 | -6.4% | -6.4% | ~100% | Not available | Partial |
| 2024 | +0.1% | +0.1% | ~100% | 1.1900% | Verified |
| 2023 | +16.1% | +16.1% | ~100% | 1.6200% | Verified |
| 2022 | -91.0% ! | -91.0% | ~100% | 1.7800% | Verified |
| 2021 | base year | — | ~100% | 1.9100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -90.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +23.1% | +7.2% | -2.1% | +35.3% | 2024 | -12.2% | 2022 |
| Assessment Ratio | 100.0% | 87.6% | — | 113.4% | 2023 | 51.6% | 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 |
$390,888 | $381,791 | ~$436,815 | $446,756 | 2024 | $309,585 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$21,677,719 | ~$21,677,719 | ~2.0139% | ~$436,575 | +1.7% |
| 2027 | ~$22,045,904 | ~$22,045,904 | ~1.9814% | ~$436,815 | +3.4% |
| 2028 | ~$22,420,343 | ~$22,420,343 | ~1.9488% | ~$436,937 | +5.2% |
| 2029 | ~$22,801,141 | ~$22,801,141 | ~1.9163% | ~$436,936 | +7.0% |
| 2030 | ~$23,188,407 | ~$23,188,407 | ~1.8837% | ~$436,810 | +8.8% |
| 2026 | ~$21,251,406 | ~$21,251,406 | ~2.0465% | ~$434,907 | -0.3% |
| 2027 | ~$21,187,322 | ~$21,187,322 | ~2.0465% | ~$433,595 | -0.6% |
| 2028 | ~$21,123,431 | ~$21,123,431 | ~2.0465% | ~$432,288 | -0.9% |
| 2029 | ~$21,059,734 | ~$21,059,734 | ~2.0465% | ~$430,984 | -1.2% |
| 2030 | ~$20,996,228 | ~$20,996,228 | ~2.0465% | ~$429,685 | -1.5% |
| 2026 | ~$22,104,033 | ~$22,104,033 | ~1.9977% | ~$441,564 | +3.7% |
| 2027 | ~$22,921,539 | ~$22,921,539 | ~1.9488% | ~$446,704 | +7.5% |
| 2028 | ~$23,769,281 | ~$23,769,281 | ~1.9000% | ~$451,620 | +11.5% |
| 2029 | ~$24,648,376 | ~$24,648,376 | ~1.8512% | ~$456,289 | +15.6% |
| 2030 | ~$25,559,984 | ~$25,559,984 | ~1.8024% | ~$460,686 | +19.9% |
In 2025, this property's market value of $21,315,683 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 15× 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 | $21,315,683 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $23,511,635 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $17,373,669 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $17,488,294 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $19,927,000 | $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.