403 E BEN WHITE BLVD AUSTIN, TX 78704
| Owner | SOUTH AUSTIN SELF STORAGE LLC |
|---|---|
| Parcel ID | 0410030213 |
| Short ID | 313596 |
| Type | Real |
| Use Code | 30 Strip Center (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 8,040 SF |
| Land SF | 30,628 SF |
| Acres | 0.703 |
| Year Built | 1970 |
| Legal | LOT 4 BARBETTE SUBD |
| Neighborhood | 30SOU |
| Land | $3,062,800 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,062,800 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $2,399,959 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,399,959 |
| Value Limitation Adjustment (−) (homestead cap) | −$406,826 |
| Net Appraised (assessed) | $1,993,133 |
| Taxable Value | $1,993,133 |
|---|
Appreciation: Market value has risen +77.1% from $1,355,148 (2021) to $2,399,959 (2025), a CAGR of 15.4% 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 $40,789. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Assessment Gap: Assessed value ($1,993,133) is $406,826 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 128% of market value ($3,062,800 land vs $0 improvements), about $100/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 $2,399,959, 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 +15.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $4,903,150 by 2030, with an estimated annual tax burden around $60,467. 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 | 20,338 SF | ✗ |
| 1ST | 1st Floor | 8,040 SF | ✓ |
| 491 | SPRINKLER HEADS | 8,040 SF | ✗ |
| 501 | CANOPY | 2,250 SF | ✗ |
| 611 | TERRACE | 2,250 SF | ✗ |
| 482 | LIGHT POLES | 3 SF | ✓ |
Market value changed by 106% 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% | $18,440.47 | $18,440.47 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $10,444.36 | $10,444.36 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $7,491.09 | $7,491.09 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,352.36 | $2,352.36 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,060.90 | $2,060.90 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $40,789.18 | $40,789.18 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,062,800 | $2,399,959 | +27.6% |
| Assessed Value | $2,391,760 | $1,993,133 | +20.0% |
| Land Value | $3,062,800 | $3,062,800 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $2,391,760 | $1,993,133 | +20.0% |
| HS Cap Loss | -$671,040 | — | |
| Total Tax 2026 = estimate |
~$48,947
Estimated
|
~$40,789
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,281,604 | $3,062,800 | -218,804 (-6.7%) |
| Taxable Value | $2,391,760 | $2,391,760 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,062,800 | $3,062,800 | — | −$671,040 | $2,391,760 | $2,391,760 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,399,959 | $3,062,800 | — | −$406,826 | $1,993,133 | $1,993,133 | ~$40,789 | Partial |
| 2024 | $1,384,120 | — | — | — | $2,399,958 ! | $— | $32,917 | Verified |
| 2023 | $1,383,334 | — | — | −$158,214 | $1,225,120 | $— | $25,042 | Verified |
| 2022 | $1,383,334 | — | — | −$158,214 | $1,225,120 | $— | $27,320 | Verified |
| 2021 | $1,355,148 | — | — | −$130,028 | $1,225,120 | $— | $30,111 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +36.7% | +20.0% | 72.9% | Not available | Partial |
| 2025 | -26.6% | +20.0% | 83.0% | Not available | Partial |
| 2024 | +106.3% ! | +4.8% | 50.8% | 1.0100% | Verified |
| 2023 | +14.5% | +14.5% | ~100% | 1.5800% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.2200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +73.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +27.6% | +20.6% | +10.4% | +73.4% | 2025 | +0.0% | 2023 |
| Assessment Ratio | 78.1% | 100.4% | — | 173.4% | 2024 | 78.1% | 2026 |
| Effective Tax Rate (2025) | 1.7000% | 1.7000% | — | 1.7000% | 2025 | 1.7000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$40,789 | $31,236 | ~$52,005 | $40,789 | 2025 | $25,042 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,768,586 | ~$2,192,446 | ~2.0139% | ~$44,154 | +15.4% |
| 2027 | ~$3,193,834 | ~$2,411,691 | ~1.9814% | ~$47,785 | +33.1% |
| 2028 | ~$3,684,399 | ~$2,652,860 | ~1.9488% | ~$51,700 | +53.5% |
| 2029 | ~$4,250,313 | ~$2,918,146 | ~1.9163% | ~$55,920 | +77.1% |
| 2030 | ~$4,903,150 | ~$3,209,961 | ~1.8837% | ~$60,467 | +104.3% |
| 2026 | ~$2,720,587 | ~$2,192,446 | ~2.0465% | ~$44,868 | +13.4% |
| 2027 | ~$3,084,051 | ~$2,411,691 | ~2.0465% | ~$49,355 | +28.5% |
| 2028 | ~$3,496,072 | ~$2,652,860 | ~2.0465% | ~$54,290 | +45.7% |
| 2029 | ~$3,963,138 | ~$2,918,146 | ~2.0465% | ~$59,719 | +65.1% |
| 2030 | ~$4,492,603 | ~$3,209,961 | ~2.0465% | ~$65,691 | +87.2% |
| 2026 | ~$2,816,586 | ~$2,192,446 | ~1.9977% | ~$43,798 | +17.4% |
| 2027 | ~$3,305,538 | ~$2,411,691 | ~1.9488% | ~$47,000 | +37.7% |
| 2028 | ~$3,879,370 | ~$2,652,860 | ~1.9000% | ~$50,405 | +61.6% |
| 2029 | ~$4,552,819 | ~$2,918,146 | ~1.8512% | ~$54,021 | +89.7% |
| 2030 | ~$5,343,177 | ~$3,209,961 | ~1.8024% | ~$57,855 | +122.6% |
In 2025, this property's market value of $2,399,959 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +69% 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 | $2,399,959 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,384,120 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $1,383,334 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $1,383,334 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,355,148 | $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.