321 E BEN WHITE BLVD TX 78704
| Owner | SOUTH AUSTIN SELF STORAGE LLC |
|---|---|
| Parcel ID | 0410030211 |
| Short ID | 313594 |
| Type | Real |
| Use Code | 63 Mini-Warehouse / Self-Storage |
| Valuation | Income |
| Improvement SF | 18,000 SF |
| Land SF | 52,629 SF |
| Acres | 1.208 |
| Year Built | 1977 |
| Legal | LOT 2 BARBETTE SUBD |
| Neighborhood | 63SOU |
| Land | $4,210,320 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $4,210,320 |
| Improvement | $97,878 |
|---|---|
| Total Improvement | $97,878 |
| Market | $4,308,198 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $4,308,198 |
| Value Limitation Adjustment (−) (homestead cap) | −$1,733,089 |
| Net Appraised (assessed) | $2,575,109 |
| Taxable Value | $2,575,109 |
|---|
Appreciation: Market value has risen +145.1% from $1,757,636 (2021) to $4,308,198 (2025), a CAGR of 25.1% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2024→2025), 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 $52,699. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Assessment Gap: Assessed value ($2,575,109) is $1,733,089 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 98% of market value ($4,210,320 land vs $97,878 improvements), about $80/SF of land. With value concentrated in the land under a ~49-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 $4,308,198, 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 +25.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $13,213,080 by 2030, with an estimated annual tax burden around $78,123. 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 | 34,629 SF | ✗ |
| 1ST | 1st Floor | 18,000 SF | ✓ |
| 541 | FENCE COMM LF | 800 SF | ✗ |
| 327 | STORAGE COMM'L | 400 SF | ✓ |
Market value changed by 144% in 2024, 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% | $23,824.91 | $23,824.91 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $13,494.01 | $13,494.01 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $9,678.42 | $9,678.42 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,039.22 | $3,039.22 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,662.66 | $2,662.66 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $52,699.22 | $52,699.22 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $4,308,198 | $4,308,198 | +0.0% |
| Assessed Value | $3,090,131 | $2,575,109 | +20.0% |
| Land Value | $4,210,320 | $4,210,320 | +0.0% |
| Improvement Value | $97,878 | $97,878 | +0.0% |
| Taxable Value | $3,090,131 | $2,575,109 | +20.0% |
| HS Cap Loss | -$1,218,067 | — | |
| Total Tax 2026 = estimate |
~$63,239
Estimated
|
~$52,699
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $4,363,888 | $4,308,198 | -55,690 (-1.3%) |
| Taxable Value | $3,090,131 | $3,090,131 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $4,308,198 | $4,210,320 | $97,878 | −$1,218,067 | $3,090,131 | $3,090,131 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $4,308,198 | $4,210,320 | $97,878 | −$1,733,089 | $2,575,109 | $2,575,109 | ~$52,699 | Partial |
| 2024 | $1,788,270 | — | — | — | $4,210,320 ! | $— | $42,528 | Verified |
| 2023 | $1,684,128 | — | — | — | $1,684,128 | $— | $32,354 | Verified |
| 2022 | $1,758,779 | — | — | −$74,651 | $1,684,128 | $— | $33,260 | Verified |
| 2021 | $1,757,636 | — | — | −$73,508 | $1,684,128 | $— | $38,283 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +1.3% | +20.0% | 70.8% | Not available | Partial |
| 2025 | -1.1% | +20.0% | 59.8% | Not available | Partial |
| 2024 | +143.7% ! | +20.0% | 49.2% | 0.9800% | Verified |
| 2023 | +6.2% | +6.2% | ~100% | 1.8100% | Verified |
| 2022 | -4.2% | -4.2% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +145.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +28.6% | +25.1% | +140.9% | 2025 | -4.2% | 2023 |
| Assessment Ratio | 71.7% | 109.8% | — | 235.4% | 2024 | 59.8% | 2025 |
| Effective Tax Rate (2025) | 1.2200% | 1.2200% | — | 1.2200% | 2025 | 1.2200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$52,699 | $39,825 | ~$67,190 | $52,699 | 2025 | $32,354 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$5,390,603 | ~$2,832,620 | ~2.0139% | ~$57,047 | +25.1% |
| 2027 | ~$6,744,954 | ~$3,115,882 | ~1.9814% | ~$61,738 | +56.6% |
| 2028 | ~$8,439,577 | ~$3,427,470 | ~1.9488% | ~$66,796 | +95.9% |
| 2029 | ~$10,559,962 | ~$3,770,217 | ~1.9163% | ~$72,248 | +145.1% |
| 2030 | ~$13,213,080 | ~$4,147,239 | ~1.8837% | ~$78,123 | +206.7% |
| 2026 | ~$5,304,439 | ~$2,832,620 | ~2.0465% | ~$57,969 | +23.1% |
| 2027 | ~$6,531,053 | ~$3,115,882 | ~2.0465% | ~$63,766 | +51.6% |
| 2028 | ~$8,041,314 | ~$3,427,470 | ~2.0465% | ~$70,143 | +86.7% |
| 2029 | ~$9,900,812 | ~$3,770,217 | ~2.0465% | ~$77,157 | +129.8% |
| 2030 | ~$12,190,306 | ~$4,147,239 | ~2.0465% | ~$84,873 | +183.0% |
| 2026 | ~$5,476,767 | ~$2,832,620 | ~1.9977% | ~$56,586 | +27.1% |
| 2027 | ~$6,962,302 | ~$3,115,882 | ~1.9488% | ~$60,724 | +61.6% |
| 2028 | ~$8,850,778 | ~$3,427,470 | ~1.9000% | ~$65,123 | +105.4% |
| 2029 | ~$11,251,490 | ~$3,770,217 | ~1.8512% | ~$69,794 | +161.2% |
| 2030 | ~$14,303,378 | ~$4,147,239 | ~1.8024% | ~$74,749 | +232.0% |
In 2025, this property's market value of $4,308,198 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 3× 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 | $4,308,198 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $1,788,270 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,684,128 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,758,779 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,757,636 | $517,750 | $1,142,600 | $2,780,453 | ↑ Above 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.