411 E BEN WHITE BLVD TX 78704
| Owner | HAG RE CDT LLC |
|---|---|
| Parcel ID | 0411020202 |
| Short ID | 315600 |
| Type | Real |
| Use Code | 61 Warehouse (<20,000 SF) |
| Valuation | Cost |
| Improvement SF | 13,860 SF |
| Land SF | 80,028 SF |
| Acres | 1.837 |
| Year Built | 1971 |
| Legal | ABS 8 SUR 20 DECKER I ACR 1.7 |
| Neighborhood | 61SOU |
| Land | $8,002,800 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $8,002,800 |
| Improvement | $1 |
|---|---|
| Total Improvement | $1 |
| Market | $8,002,801 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $8,002,801 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $8,002,801 |
| Taxable Value | $8,002,801 |
|---|
Appreciation: Market value has risen +159.4% from $3,085,500 (2021) to $8,002,801 (2025), a CAGR of 26.9% 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 $163,776. 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 cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 100% of market value ($8,002,800 land vs $1 improvements), about $100/SF of land. With value concentrated in the land under a ~55-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 $8,002,801, 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 +26.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $26,341,324 by 2030, with an estimated annual tax burden around $242,788. 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.
10 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 30,800 SF | ✗ |
| 1ST | 1st Floor | 13,860 SF | ✓ |
| 881 | COMMCL FINISHOUT | 3,088 SF | ✓ |
| 093 | HVAC COMMRCL SF | 1,936 SF | ✗ |
| 501 | CANOPY | 766 SF | ✗ |
| 541 | FENCE COMM LF | 560 SF | ✗ |
| 408 | LOADING RAMP | 360 SF | ✓ |
| 327 | STORAGE COMM'L | 250 SF | ✓ |
| 611 | TERRACE | 200 SF | ✗ |
| 511 | DECK | 112 SF | ✗ |
Market value changed by 120% 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% | $74,041.91 | $74,041.91 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $41,936.04 | $41,936.04 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $30,078.13 | $30,078.13 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $9,445.15 | $9,445.15 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $8,274.90 | $8,274.90 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $163,776.13 | $163,776.13 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $8,475,287 | $8,002,801 | +5.9% |
| Assessed Value | $8,475,287 | $8,002,801 | +5.9% |
| Land Value | $8,002,800 | $8,002,800 | +0.0% |
| Improvement Value | $472,487 | $1 | +47248600.0% |
| Taxable Value | $8,475,287 | $8,002,801 | +5.9% |
| Total Tax 2026 = estimate |
~$173,445
Estimated
|
~$163,776
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $8,475,287 | $8,475,287 | +0 (+0.0%) |
| Taxable Value | $8,475,287 | $8,475,287 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $8,475,287 | $8,002,800 | $472,487 | — | $8,475,287 | $8,475,287 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $8,002,801 | $8,002,800 | $1 | — | $8,002,801 | $8,002,801 | ~$163,776 | Partial |
| 2024 | $3,804,317 | — | — | — | $8,002,800 ! | $— | $166,068 | Verified |
| 2023 | $3,706,070 | — | — | −$504,950 | $3,201,120 | $— | $68,829 | Verified |
| 2022 | $3,137,000 | — | — | — | $3,201,120 ! | $— | $73,192 | Verified |
| 2021 | $3,085,500 | — | — | −$125,500 | $2,960,000 | $— | $68,282 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +5.9% | +5.9% | ~100% | Not available | Partial |
| 2025 | -4.5% | -4.5% | ~100% | Not available | Partial |
| 2024 | +120.3% ! | +120.3% | ~100% | 1.9800% | Verified |
| 2023 | +2.7% | +2.7% | ~100% | 1.8100% | Verified |
| 2022 | +18.1% | +18.1% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.2100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +155.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +5.9% | +27.8% | +25.5% | +110.4% | 2025 | +1.7% | 2022 |
| Assessment Ratio | 100.0% | 115.8% | — | 210.4% | 2024 | 86.4% | 2023 |
| 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 |
$163,776 | $108,030 | ~$208,811 | $166,068 | 2024 | $68,282 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$10,155,964 | ~$8,803,081 | ~2.0139% | ~$177,288 | +26.9% |
| 2027 | ~$12,888,437 | ~$9,683,389 | ~1.9814% | ~$191,866 | +61.0% |
| 2028 | ~$16,356,085 | ~$10,651,728 | ~1.9488% | ~$207,585 | +104.4% |
| 2029 | ~$20,756,708 | ~$11,716,901 | ~1.9163% | ~$224,530 | +159.4% |
| 2030 | ~$26,341,324 | ~$12,888,591 | ~1.8837% | ~$242,788 | +229.2% |
| 2026 | ~$9,995,908 | ~$8,803,081 | ~2.0465% | ~$180,154 | +24.9% |
| 2027 | ~$12,485,400 | ~$9,683,389 | ~2.0465% | ~$198,169 | +56.0% |
| 2028 | ~$15,594,902 | ~$10,651,728 | ~2.0465% | ~$217,986 | +94.9% |
| 2029 | ~$19,478,830 | ~$11,716,901 | ~2.0465% | ~$239,785 | +143.4% |
| 2030 | ~$24,330,055 | ~$12,888,591 | ~2.0465% | ~$263,763 | +204.0% |
| 2026 | ~$10,316,020 | ~$8,803,081 | ~1.9977% | ~$175,856 | +28.9% |
| 2027 | ~$13,297,877 | ~$9,683,389 | ~1.9488% | ~$188,714 | +66.2% |
| 2028 | ~$17,141,643 | ~$10,651,728 | ~1.9000% | ~$202,385 | +114.2% |
| 2029 | ~$22,096,454 | ~$11,716,901 | ~1.8512% | ~$216,903 | +176.1% |
| 2030 | ~$28,483,458 | ~$12,888,591 | ~1.8024% | ~$232,300 | +255.9% |
In 2025, this property's market value of $8,002,801 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 6× 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 | $8,002,801 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $3,804,317 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $3,706,070 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $3,137,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $3,085,500 | $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.