241 Doyle Dr · Portland, TX 78374

$230,000

5 bd · 2.5 ba · 2,088 sqft · SingleFamily public records · 89 Days on market

Built 1978 0.50 ac lot $110/sqft · 24% below area Est $303k · 24% under ↓ 4% since listing

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +19.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• 1% rule +5.6/10.0
• Livability +4.0/5.0
• Schools +3.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious and full of potential! This unique two-story home sits on a generous half-acre lot, offering plenty of room to spread out and enjoy. Featuring 5 bedrooms, this home provides the perfect layout for families of all sizes. Recent updates include new flooring throughout and completed foundation work, giving you peace of mind. Enjoy distant water views right from your property, adding a serene touch to everyday living. With ample outdoor space and a solid foundation to build on, this home is ready for its next chapter don’t miss the opportunity to make it yours!

Key facts

• Ample outdoor space
• New flooring
• Distant water views

Tags

• TWO STORY HOME
• HALF ACRE LOT
• NEW FLOORING
• COMPLETED FOUNDATION WORK
• DISTANT WATER VIEWS
• AMPLE OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $185 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $230k).
• Recommended offer: $216k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 4.2% in Portland — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 80/100 on livability (#36 in TX, #1,740 nationally) — a professional / high-income tenant draw. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Gregory-Portland ISD (suburban): math 41% / reading 42% proficiency, ranked #314 of 826 in TX (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Andrews El (math 35% / reading 45%, grade F, #1,514 of 4,322 statewide, top 36%, 636 students, 64% FRL); Gregory-Portland Middle (math 43% / reading 39%, grade F, #613 of 1,662 statewide, top 38%, 1,124 students, 48% FRL); Gregory-Portland H S (math 28% / reading 50%, grade F, #859 of 1,632 statewide, top 53%, 1,464 students, 45% FRL).
• Market conditions: Rents soft (-1.8%/yr); 306 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 344 units permitted in San Patricio County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($84k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• San Patricio County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($216k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $216,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.06% ✓
• Cap rate: 7.60%
• Cash-on-cash: 4.68%
• DSCR: 1.21
• GRM: 7.8

CMA / ARV

• ARV (median comp): $302,699
• List price: $230,000
• Delta: -21.27%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1510 Skyline	0.31mi	4/2.0 (-1)	1,965 (-6%)	10mo	$289,900	$148	60
1964 Westwood Dr	0.55mi	4/3.5 (-1)	2,058 (-1%)	8mo	$299,900	$146	56
1910 Chesapeake Bay Dr	0.72mi	4/2.0 (-1)	2,040 (-2%)	4mo	$393,000	$193	52
103 Peridot St	0.66mi	4/3.0 (-1)	2,052 (-2%)	10mo	$399,900	$195	51
2207 Tallow Dr	0.57mi	4/2.0 (-1)	1,853 (-11%)	2mo	$329,900	$178	46
106 Guadalupe Palm Cir	0.74mi	4/2.0 (-1)	2,023 (-3%)	10mo	$399,900	$198	45
113 Guadalupe Palm Dr	0.67mi	4/3.0 (-1)	2,219 (+6%)	9mo	$383,000	$173	43
1805 Monterey Bay Dr	0.64mi	4/3.0 (-1)	2,340 (+12%)	4mo	$301,500	$129	39
134 Amethyst St	0.62mi	4/3.0 (-1)	2,354 (+13%)	5mo	$420,000	$178	38
1818 Chesapeake Bay	0.67mi	4/3.0 (-1)	2,361 (+13%)	11mo	$407,000	$172	31
2007 Cottonwood Dr	0.74mi	4/3.5 (-1)	1,787 (-14%)	5mo	$271,000	$152	28
120 Amethyst St	0.71mi	4/3.0 (-1)	2,397 (+15%)	14mo	$399,999	$167	24

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -14.6%
• Equity multiple: 0.49×
• Total profit: $-32,528
• Equity at exit: $34,294

10-year hold

• IRR: -12.4%
• Equity multiple: 0.37×
• Total profit: $-40,310
• Equity at exit: $19,886

Cash invested: $64,400 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 78374

• Rents YoY: -1.8%
• Active inventory: 306
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,444 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$378 /mo · $4,533/yr
• Insurance: −$96
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$513
• Net cashflow: $185

Break-even live

Break-even rent $2,210

Max offer price $230,000

Occupancy floor 87%

Sensitivity live

Price	-10% $315	-5% $250	+0% $185	+5% $120	+10% $55
Rent	-10% $-8	-5% $88	+0% $185	+5% $281	+10% $378
Rate	-1.0pp $301	-0.5pp $243	base $185	+0.5pp $125	+1.0pp $65

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2112 Westwood Dr Portland, TX	4.0	3.5	1863	$2,350	$1.26	15d	1	0.64mi
2012 Cottonwood Dr Portland, TX	4.0	2.0	1619	$2,350	$1.45	22d	1	0.72mi
2201 Timberline Dr Unit Na Portland, TX	4.0	2.0	1484	$2,200	$1.48	15d	1	1.46mi

Listing history 21 events

1. 2026-06-21
   remarks 699-char remark
2. 2026-06-21
   pricedays on market $230,000 Active 89 DOM
3. 2026-06-18
   days on market $238,300 Active 86 DOM
4. 2026-06-17
   days on market $238,300 Active 85 DOM
5. 2026-06-16
   days on market $238,300 Active 84 DOM
6. 2026-06-15
   pricedays on market $238,300 Active 83 DOM
7. 2026-06-14
   days on market $243,300 Active 81 DOM
8. 2026-06-13
   days on market $243,300 Active 80 DOM
9. 2026-06-10
   days on market $243,300 Active 78 DOM
10. 2026-06-09
    days on market $243,300 Active 77 DOM
11. 2026-06-08
    days on market $243,300 Active 76 DOM
12. 2026-06-07
    days on market $243,300 Active 75 DOM
13. 2026-06-03
    days on market $243,300 Active 71 DOM
14. 2026-06-02
    days on market $243,300 Active 70 DOM
15. 2026-06-01
    days on market $243,300 Active 69 DOM
16. 2026-05-31
    days on market $243,300 Active 68 DOM
17. 2026-05-30
    days on market $243,300 Active 67 DOM
18. 2026-05-11
    price $243,300 578-char remark

    Show marketing remark (578 chars)

    Spacious and full of potential! This unique two-story home sits on a generous half-acre lot, offering plenty of room to spread out and enjoy. Featuring 5 bedrooms, this home provides the perfect layout for families of all sizes. Recent updates include new flooring throughout and completed foundation work, giving you peace of mind. Enjoy distant water views right from your property, adding a serene touch to everyday living. With ample outdoor space and a solid foundation to build on, this home is ready for its next chapter don’t miss the opportunity to make it yours!

19. 2026-04-07
    price $248,300 578-char remark

    Show marketing remark (578 chars)

    Spacious and full of potential! This unique two-story home sits on a generous half-acre lot, offering plenty of room to spread out and enjoy. Featuring 5 bedrooms, this home provides the perfect layout for families of all sizes. Recent updates include new flooring throughout and completed foundation work, giving you peace of mind. Enjoy distant water views right from your property, adding a serene touch to everyday living. With ample outdoor space and a solid foundation to build on, this home is ready for its next chapter don’t miss the opportunity to make it yours!

20. 2026-03-24
    listed $253,300 Active 578-char remark

    Show marketing remark (578 chars)

    Spacious and full of potential! This unique two-story home sits on a generous half-acre lot, offering plenty of room to spread out and enjoy. Featuring 5 bedrooms, this home provides the perfect layout for families of all sizes. Recent updates include new flooring throughout and completed foundation work, giving you peace of mind. Enjoy distant water views right from your property, adding a serene touch to everyday living. With ample outdoor space and a solid foundation to build on, this home is ready for its next chapter don’t miss the opportunity to make it yours!

21. 2025-05-19
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $4,533 · $378/mo
• Projected year-2 tax: $4,533 · $378/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 97% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 28 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,332
• − Mortgage interest: −$12,884
• − Property taxes: −$4,533
• − Insurance: −$1,948
• − Repairs & maintenance: −$2,347
• − Management: −$2,347
• − Depreciation: −$6,691
• Taxable loss: −$1,416
• Est. tax savings @ 24.0%: +$340
• After-tax cash flow: $2,558/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Gregory-Portland ISD
• NCES district ID: 4821780
• Math proficiency: 41% ▼ -15.00%
• Reading proficiency: 42% ▼ -9.00%
• Median HH income: $59,135
• Composite: 36.62/100
• National rank: #4622
• State rank: #314 of 826 in TX

Livability — Portland

• Score: 80/100
• State rank: #36
• US rank: #1740

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment A+ Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Portland, TX
• County: San Patricio County · 31,224 people
• City population: 20,408
• Metro: Corpus Christi, TX
• Population (ZIP): 20,408
• Household income: $83,504
• Rent vs Own: 37.3% rent · 62.7% own
• Severe rent burden: 523.0

Population outlook (San Patricio County) Hauer SSP2

• Today (2025): 75,538 people
• By 2030: 79,575 · +5.3%
• By 2040: 87,670 · +16.1%
• By 2050: 96,107 · +27.2%
• By 2075: 117,984 · +56.2%
• By 2100: 130,010 · +72.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 51% Hispanic / Latino 41% Two or more races 19% Asian 2% Black 2%
• Hispanic origin (detail): Mexican 35% Cuban 2%
• Common ancestry: Lithuanian 2% Slovak 2% Estonian 1%
• Foreign-born: 7% · Canada
• Languages at home: 79% English-only · Spanish 18% Other Indo-European 2% Tagalog/Filipino 0%

Political lean MEDSL · San Patricio

• 2024 margin: Solid R (+36.4) · D 31.4% · R 67.8%
• 2008→2024 swing: -19.8pp toward R · 2008: -16.6pp · 2024: -36.4pp
• All cycles: 2024: R+36.4 2020: R+29.1 2016: R+24.1 2012: R+20.6 2008: R+16.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -227.28%
• Current HPI: 166.5529
• Rent YoY: ▼ -1.84%
• Metro: Corpus Christi, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

-3.9% since first listed

4 events — show timeline

• 2026-05-11 Price Changed $243,300 CBMLS
• 2026-04-07 Price Changed $248,300 CBMLS
• 2026-03-24 Listed $253,300 CBMLS
• 2025-05-19 Sold (Public Records) — Public Records

Property tax history

+6.0%/yr

Latest (2025): $4,533 · -7.1% YoY. Source: county tax records.