710 E BEN WHITE BLVD C TX 78704
| Owner | MURPHY OIL USA, INC |
|---|---|
| Parcel ID | 0411020419 |
| Short ID | 774272 |
| Type | Real |
| Use Code | 48 Convenience Store |
| Valuation | Income |
| Improvement SF | 588 SF |
| Land SF | 27,966 SF |
| Acres | 0.642 |
| Year Built | 2005 |
| Legal | LOT 1B BLK A TWIN OAKS COMMERCIAL SUBD RESUB OF LOT 1 BLK A |
| Neighborhood | 48CEN |
| Land | $2,796,552 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,796,552 |
| Improvement | $389,296 |
|---|---|
| Total Improvement | $389,296 |
| Market | $3,185,848 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,185,848 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $3,185,848 |
| Taxable Value | $3,185,848 |
|---|
Appreciation: Market value has risen +131.4% from $1,376,950 (2021) to $3,185,848 (2025), a CAGR of 23.3% over 4 years. This is strong appreciation — well above typical inflation. 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 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 $65,198. 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 88% of market value ($2,796,552 land vs $389,296 improvements), about $100/SF of land. With value concentrated in the land, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $3,185,848, 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 +23.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $9,090,937 by 2030, with an estimated annual tax burden around $96,652. 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.
5 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 21,420 SF | ✗ |
| 501 | CANOPY | 4,512 SF | ✗ |
| 1ST | 1st Floor | 588 SF | ✓ |
| 611 | TERRACE | 52 SF | ✗ |
| 541 | FENCE COMM LF | 21 SF | ✗ |
Market value changed by 123% in 2023, 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% | $29,475.47 | $29,475.47 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $16,694.39 | $16,694.39 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $11,973.85 | $11,973.85 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,760.03 | $3,760.03 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $3,294.17 | $3,294.17 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $65,197.91 | $65,197.91 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,185,848 | $3,185,848 | +0.0% |
| Assessed Value | $3,185,848 | $3,185,848 | +0.0% |
| Land Value | $2,796,552 | $2,796,552 | +0.0% |
| Improvement Value | $389,296 | $389,296 | +0.0% |
| Taxable Value | $3,185,848 | $3,185,848 | +0.0% |
| Total Tax 2026 = estimate |
~$65,198
Estimated
|
~$65,198
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,191,003 | $3,185,848 | -5,155 (-0.2%) |
| Taxable Value | $3,191,003 | $3,185,848 | -5,155 (-0.2%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,185,848 | $2,796,552 | $389,296 | — | $3,185,848 | $3,185,848 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,185,848 | $2,796,552 | $389,296 | — | $3,185,848 | $3,185,848 | ~$65,198 | Partial |
| 2024 | $3,046,000 | — | — | −$249,448 | $2,796,552 | $— | $59,976 | Verified |
| 2023 | $1,368,069 | — | — | — | $2,796,552 ! | $— | $55,110 | Verified |
| 2022 | $1,374,462 | — | — | −$255,841 | $1,118,621 | $— | $27,018 | Verified |
| 2021 | $1,376,950 | — | — | −$258,329 | $1,118,621 | $— | $29,918 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.2% | +0.2% | ~100% | Not available | Partial |
| 2025 | +5.3% | +5.3% | ~100% | Not available | Partial |
| 2024 | -0.6% | -0.6% | ~100% | 1.9800% | Verified |
| 2023 | +122.6% ! | +122.6% | ~100% | 1.8100% | Verified |
| 2022 | -0.5% | -0.5% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +131.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +25.3% | +23.3% | +122.6% | 2024 | -0.5% | 2023 |
| Assessment Ratio | 100.0% | 109.8% | — | 204.4% | 2023 | 81.2% | 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 |
$65,198 | $47,444 | ~$83,126 | $65,198 | 2025 | $27,018 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,929,179 | ~$3,504,433 | ~2.0139% | ~$70,577 | +23.3% |
| 2027 | ~$4,845,945 | ~$3,854,876 | ~1.9814% | ~$76,380 | +52.1% |
| 2028 | ~$5,976,614 | ~$4,240,364 | ~1.9488% | ~$82,638 | +87.6% |
| 2029 | ~$7,371,094 | ~$4,664,400 | ~1.9163% | ~$89,383 | +131.4% |
| 2030 | ~$9,090,937 | ~$5,130,840 | ~1.8837% | ~$96,652 | +185.4% |
| 2026 | ~$3,865,462 | ~$3,504,433 | ~2.0465% | ~$71,718 | +21.3% |
| 2027 | ~$4,690,052 | ~$3,854,876 | ~2.0465% | ~$78,889 | +47.2% |
| 2028 | ~$5,690,547 | ~$4,240,364 | ~2.0465% | ~$86,778 | +78.6% |
| 2029 | ~$6,904,470 | ~$4,664,400 | ~2.0465% | ~$95,456 | +116.7% |
| 2030 | ~$8,377,350 | ~$5,130,840 | ~2.0465% | ~$105,002 | +163.0% |
| 2026 | ~$3,992,896 | ~$3,504,433 | ~1.9977% | ~$70,007 | +25.3% |
| 2027 | ~$5,004,387 | ~$3,854,876 | ~1.9488% | ~$75,125 | +57.1% |
| 2028 | ~$6,272,111 | ~$4,240,364 | ~1.9000% | ~$80,568 | +96.9% |
| 2029 | ~$7,860,979 | ~$4,664,400 | ~1.8512% | ~$86,347 | +146.7% |
| 2030 | ~$9,852,344 | ~$5,130,840 | ~1.8024% | ~$92,477 | +209.3% |
In 2025, this property's market value of $3,185,848 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +125% 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 | $3,185,848 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $3,046,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,368,069 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $1,374,462 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,376,950 | $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.