1001 Northcliff Dr · Portland, TX 78374

$98,700

3 bd · 1.0 ba · 925 sqft · SingleFamily public records · 19 Days on market

Built 1968 7,700 sqft lot Est $165k · 40% under

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Why this score? — see what drove the B 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 +27.2/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +9.4/10.0
• 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

CALL OR TEXT MELISSA COLLINS PROPERTY MANAGER FOR ANY DETAILS AND SHOWING INSTRUCTIONS 361-438-1497. HOME IS BEING SOLD AS IS, WHERE IS. BUYERS AGENTS TO VERIFY ANY/ALL ZONING RESTRICTIONS.

Key facts

• 7,700 sq ft lot
• Garage
• Built 1968

Property features AI

Finance

• HOA & community: Short-term rentals allowed

Exterior

• Parking: Attached or detached garage with 1 covered space; Carport; Front entry parking; Rear/side/off-street parking; RV access/parking; Concrete parking surfaces
• Utilities: Public water; Public sewer; Phone service available
• Home design: Single-story; Pillar/post/pier foundation
• Construction: Brick construction; Shingle roof; Built on pillar/post/pier foundation
• Exterior features: Deck; Open deck/porch; Chain link fencing; Corner lot

Interior

• Kitchen: Electric cooktop; Electric oven; Electric range
• Flooring: Carpet; Linoleum
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Primary bedroom on the main level; Paneling/Wainscoting
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $282 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $97k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.7% 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.
• Market conditions: Rents soft (-1.8%/yr); 306 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 344 units permitted in San Patricio County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $682 of loan paydown is wiped out by about $3k 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 19 days — a 2% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 24y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $57k; list at $99k implies a 72% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.2% of price.
• Climate carrying-cost: 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 $97,219 (1.5% below list)

Questions for the listing agent

1. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.52% ✓
• Cap rate: 9.72%
• Cash-on-cash: 12.22%
• DSCR: 1.54
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $164,650
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1011 Northcliff Dr	0.06mi	3/1.0	925 (0%)	2mo	$104,900	$113	95
1026 Northcliff Dr	0.18mi	3/1.0	925 (0%)	6mo	$169,000	$183	87
1039 Northcliff Dr	0.26mi	3/1.5	951 (+3%)	22mo	$168,900	$178	62
1018 Starlite Dr	0.20mi	3/1.5	1,044 (+13%)	16mo	$185,000	$177	54
1207 Dallas	0.58mi	3/1.0	972 (+5%)	14mo	$179,900	$185	53
1509 Crosby	0.56mi	3/1.0	1,014 (+10%)	18mo	$185,000	$182	43
1504 Denver St	0.47mi	3/1.0	1,060 (+15%)	22mo	$179,000	$169	35
1604 Crosby St	0.59mi	3/2.0	1,026 (+11%)	23mo	$165,000	$161	31

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: -2.3%
• Equity multiple: 0.92×
• Total profit: $-2,305
• Equity at exit: $14,716

10-year hold

• IRR: 2.8%
• Equity multiple: 1.17×
• Total profit: $4,720
• Equity at exit: $8,534

Cash invested: $27,636 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,502 high
• Mortgage (P&I): −$518
• Tax from tax record: −$346 /mo · $4,154/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $282

Break-even live

Break-even rent $1,145

Max offer price $98,700

Occupancy floor 76%

Sensitivity live

Price	-10% $337	-5% $309	+0% $282	+5% $254	+10% $226
Rent	-10% $163	-5% $222	+0% $282	+5% $341	+10% $400
Rate	-1.0pp $331	-0.5pp $307	base $282	+0.5pp $256	+1.0pp $230

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: $24,675
• Closing costs: $2,961
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1404 Moore Ave Portland, TX	1.0–2.0	1.0	768	$1,400	$1.82	14d	10	0.07mi
1400 Moore Ave Portland, TX	1.0–2.0	1.0–2.0	768	$1,160	$1.51	45d	1	0.08mi
1201 Moore Ave Portland, TX	3.0	1.0–2.0	844	$1,685	$2.00	14d	25	0.21mi
1028 Starlite Dr Portland, TX	3.0	1.5	984	$1,450	$1.47	22d	1	0.24mi
1102 Denver St Unit G Portland, TX	2.0	1.0	808	$1,095	$1.36	45d	1	0.47mi
921 Moore Ave Portland, TX	2.0	2.0	1061	$1,800	$1.70	45d	1	0.50mi
1601 Moore Ave Portland, TX	2.0–3.0	2.0–2.5	1295	$1,899	$1.47	14d	18	0.50mi
705 W Bayview Blvd Apt 3C Portland, TX	2.0	1.0	800	$950	$1.19	45d	1	0.62mi
102 N Commonsway Dr Unit C Portland, TX	2.0	1.0	1008	$1,000	$0.99	45d	1	0.68mi
101 S Commonsway Dr Portland, TX	2.0	1.0	950	$1,050	$1.11	45d	1	0.70mi
101 S Commonsway Dr Unit 103C Portland, TX	2.0	1.5	950	$1,050	$1.11	45d	1	0.70mi
502 Houston St Portland, TX	2.0	1.0	700	$1,000	$1.43	22d	1	0.92mi
4100 Wildcat Dr Portland, TX	1.0–2.0	1.0	580	$1,055	$1.82	15d	1	1.03mi
113 Houston St Portland, TX	2.0	1.0	700	$1,000	$1.43	22d	1	1.10mi
1825 Billy G Webb Portland, TX	1.0–3.0	1.0–2.0	1009	$1,983	$1.97	14d	32	1.28mi
544 Olympic Portland, TX	1.0–3.0	1.0–2.5	1079	$2,825	$2.62	14d	8	1.41mi

Listing history 12 events

1. 2026-06-21
   days on market $98,700 Active 19 DOM
2. 2026-06-18
   days on market $98,700 Active 16 DOM
3. 2026-06-17
   days on market $98,700 Active 15 DOM
4. 2026-06-16
   days on market $98,700 Active 14 DOM
5. 2026-06-15
   days on market $98,700 Active 13 DOM
6. 2026-06-14
   days on market $98,700 Active 11 DOM
7. 2026-06-13
   days on market $98,700 Active 10 DOM
8. 2026-06-10
   days on market $98,700 Active 8 DOM
9. 2026-06-09
   days on market $98,700 Active 7 DOM
10. 2026-06-08
    days on market $98,700 Active 6 DOM
11. 2026-06-07
    days on market $98,700 Active 5 DOM
12. 2026-06-03
    listed $98,700 Active 1 DOM

ⓘ 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: $4,154 · $346/mo
• Projected year-2 tax: $4,154 · $346/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $18,021
• − Mortgage interest: −$5,529
• − Property taxes: −$4,154
• − Insurance: −$494
• − Repairs & maintenance: −$1,442
• − Management: −$1,442
• − Depreciation: −$2,871
• Taxable income: $2,090
• Est. tax owed @ 24.0%: −$502
• After-tax cash flow: $2,877/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

+119.3% since first listed

7 events — show timeline

• 2026-06-02 Listed $98,700 RAAR
• 2026-06-02 Listed $98,700 CBMLS
• 2007-01-29 Listed $95,500 CBMLS
• 2002-10-24 Sold (Public Records) $57,499 Public Records
• 2002-10-22 Sold (MLS) — CBMLS
• 2002-09-03 Listed $59,000 CBMLS
• 1998-05-29 Sold (Public Records) $45,000 Public Records

Property tax history

+7.1%/yr

Latest (2025): $4,154 · -2.5% YoY. Source: county tax records.