403 E BEN WHITE BLVD AUSTIN, TX 78704
| Owner | SOUTH AUSTIN SELF STORAGE LLC |
|---|---|
| Parcel ID | 0410030212 |
| Short ID | 313595 |
| Type | Real |
| Use Code | 63 Mini-Warehouse / Self-Storage |
| Valuation | Income |
| Improvement SF | 16,160 SF |
| Land SF | 49,019 SF |
| Acres | 1.125 |
| Year Built | 1970 |
| Legal | LOT 3 BARBETTE SUBD |
| Neighborhood | 63SOU |
| Land | $3,921,520 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,921,520 |
| Improvement | $113,882 |
|---|---|
| Total Improvement | $113,882 |
| Market | $4,035,402 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $4,035,402 |
| Value Limitation Adjustment (−) (homestead cap) | −$1,604,238 |
| Net Appraised (assessed) | $2,431,164 |
| Taxable Value | $2,431,164 |
|---|
Appreciation: Market value has risen +144.1% from $1,652,953 (2021) to $4,035,402 (2025), a CAGR of 25.0% 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 $49,753. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Assessment Gap: Assessed value ($2,431,164) is $1,604,238 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 97% of market value ($3,921,520 land vs $113,882 improvements), about $80/SF of land. With value concentrated in the land under a ~56-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 $4,035,402, 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 +25.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $12,314,582 by 2030, with an estimated annual tax burden around $73,756. 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.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 32,800 SF | ✗ |
| 1ST | 1st Floor | 16,160 SF | ✓ |
| 881 | COMMCL FINISHOUT | 2,860 SF | ✓ |
| 541 | FENCE COMM LF | 250 SF | ✗ |
| 501 | CANOPY | 242 SF | ✗ |
| 435 | FENCE IRON LF | 220 SF | ✗ |
Market value changed by 141% 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% | $22,493.13 | $22,493.13 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $12,739.71 | $12,739.71 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $9,137.41 | $9,137.41 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,869.33 | $2,869.33 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,513.82 | $2,513.82 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $49,753.40 | $49,753.40 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $4,035,402 | $4,035,402 | +0.0% |
| Assessed Value | $2,917,397 | $2,431,164 | +20.0% |
| Land Value | $3,921,520 | $3,921,520 | +0.0% |
| Improvement Value | $113,882 | $113,882 | +0.0% |
| Taxable Value | $2,917,397 | $2,431,164 | +20.0% |
| HS Cap Loss | -$1,118,005 | — | |
| Total Tax 2026 = estimate |
~$59,704
Estimated
|
~$49,753
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $4,075,073 | $4,035,402 | -39,671 (-1.0%) |
| Taxable Value | $2,917,397 | $2,917,397 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $4,035,402 | $3,921,520 | $113,882 | −$1,118,005 | $2,917,397 | $2,917,397 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $4,035,402 | $3,921,520 | $113,882 | −$1,604,238 | $2,431,164 | $2,431,164 | ~$49,753 | Partial |
| 2024 | $1,688,308 | — | — | — | $3,921,520 ! | $— | $40,151 | Verified |
| 2023 | $1,568,608 | — | — | — | $1,568,608 | $— | $30,546 | Verified |
| 2022 | $1,654,231 | — | — | −$85,623 | $1,568,608 | $— | $30,979 | Verified |
| 2021 | $1,652,953 | — | — | −$84,345 | $1,568,608 | $— | $36,007 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +1.0% | +20.0% | 71.6% | Not available | Partial |
| 2025 | -0.8% | +20.0% | 60.2% | Not available | Partial |
| 2024 | +141.0% ! | +20.0% | 49.8% | 0.9900% | Verified |
| 2023 | +7.6% | +7.6% | ~100% | 1.8100% | Verified |
| 2022 | -5.2% | -5.2% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +143.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +28.3% | +25.0% | +139.0% | 2025 | -5.2% | 2023 |
| Assessment Ratio | 72.3% | 109.1% | — | 232.3% | 2024 | 60.2% | 2025 |
| Effective Tax Rate (2025) | 1.2300% | 1.2300% | — | 1.2300% | 2025 | 1.2300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$49,753 | $37,487 | ~$63,435 | $49,753 | 2025 | $30,546 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$5,044,213 | ~$2,674,280 | ~2.0139% | ~$53,858 | +25.0% |
| 2027 | ~$6,305,216 | ~$2,941,708 | ~1.9814% | ~$58,287 | +56.2% |
| 2028 | ~$7,881,457 | ~$3,235,879 | ~1.9488% | ~$63,062 | +95.3% |
| 2029 | ~$9,851,744 | ~$3,559,467 | ~1.9163% | ~$68,210 | +144.1% |
| 2030 | ~$12,314,582 | ~$3,915,414 | ~1.8837% | ~$73,756 | +205.2% |
| 2026 | ~$4,963,505 | ~$2,674,280 | ~2.0465% | ~$54,729 | +23.0% |
| 2027 | ~$6,105,061 | ~$2,941,708 | ~2.0465% | ~$60,202 | +51.3% |
| 2028 | ~$7,509,165 | ~$3,235,879 | ~2.0465% | ~$66,222 | +86.1% |
| 2029 | ~$9,236,199 | ~$3,559,467 | ~2.0465% | ~$72,844 | +128.9% |
| 2030 | ~$11,360,433 | ~$3,915,414 | ~2.0465% | ~$80,128 | +181.5% |
| 2026 | ~$5,124,921 | ~$2,674,280 | ~1.9977% | ~$53,423 | +27.0% |
| 2027 | ~$6,508,598 | ~$2,941,708 | ~1.9488% | ~$57,329 | +61.3% |
| 2028 | ~$8,265,856 | ~$3,235,879 | ~1.9000% | ~$61,482 | +104.8% |
| 2029 | ~$10,497,555 | ~$3,559,467 | ~1.8512% | ~$65,893 | +160.1% |
| 2030 | ~$13,331,791 | ~$3,915,414 | ~1.8024% | ~$70,570 | +230.4% |
In 2025, this property's market value of $4,035,402 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — +185% 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 | $4,035,402 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $1,688,308 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,568,608 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,654,231 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,652,953 | $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.