138 E Janin Cir · Portland, TX 78374

$235,500

3 bd · 2.0 ba · 1,609 sqft · SingleFamily public records · 129 Days on market

Built 1963 9,001 sqft lot $146/sqft · at area comps Est $235k · at est.

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Why this score? — see what drove the D 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 +13.4/30.0
• ARV discount +7.4/15.0
• 1% rule +4.0/10.0
• DSCR +4.0/10.0
• 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

HOME IS THE STARTING PLACE OF LOVE, HOPES & DREAMS! And let us tell you the coolest story about this one owner, custom-built home located on a fabulous corner lot. .. a teenage son taking a drafting class in the 1960's drew a house plan as an assignment. .. his drawing came to life in this wonderful home that has truly seen years of LOVE, HOPES & DREAMS! Carry on the tradition in this three bedroom, two bath home in well-established East Cliff Subdivision that is ready for you to add your own updates & touches! Front living room is spacious & would be a great game or media room. Awesome den w/ built-in shelving is open to dining which is connected to the cozy & cheerful kitchen. Master bedroom has en-suite bath w/ stand-alone shower. Secondary bedrooms have nice closets. Step out the back door & enjoy the fabulous breezeway which connects to the garage & overlooks the amazing backyard w/ mature trees. A wonderful space for entertaining & cookouts! Make your memories in this very special home!

Key facts

• New carpet
• Two living areas
• Corner lot

Tags

• CORNER LOT
• TWO LIVING AREAS
• DEDICATED DINING SPACE
• NEW CARPET
• NEW STAINLESS STEEL OVEN
• STAINLESS STEEL REFRIGERATOR

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $236k.

Deal economics

• At list price, monthly cash flow is $2 ($26/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $213k (9.7% below list).
• Recommended offer: $207k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.3% 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; 14 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 31% 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 129 days — a 12% lower offer ($207k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $207,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.90% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.04%
• DSCR: 1.00
• GRM: 9.2

CMA / ARV

• ARV (median comp): $235,177
• List price: $235,500
• Delta: 0.14%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
117 E Broadway Ave	0.19mi	4/2.5 (+1)	1,589 (-1%)	2mo	$219,000	$138	81
153 Sabine St	0.27mi	3/2.0	1,667 (+4%)	2mo	$244,900	$147	79
106 Georgia Pl	0.24mi	3/2.0	1,698 (+6%)	7mo	$324,900	$191	74
214 Sabine St	0.33mi	3/2.0	1,734 (+8%)	1mo	$219,000	$126	71
219 Terlingua Dr	0.48mi	3/2.0	1,671 (+4%)	2mo	$234,900	$141	70
208 Terlingua Dr	0.43mi	3/2.0	1,512 (-6%)	3mo	$238,900	$158	68
230 Terlingua	0.45mi	3/2.0	1,708 (+6%)	4mo	$245,000	$143	66
103 Magnolia Pl	0.40mi	4/2.0 (+1)	1,541 (-4%)	6mo	$165,000	$107	65
215 Pecos Dr	0.36mi	3/2.0	1,792 (+11%)	6mo	$237,000	$132	59
115 Grace Dr	0.68mi	3/2.0	1,500 (-7%)	1mo	$249,000	$166	56
112 Daniel Moore Ave	0.65mi	4/2.0 (+1)	1,701 (+6%)	6mo	$231,000	$136	50
120 Presidio Dr	0.59mi	4/2.5 (+1)	1,754 (+9%)	2mo	$233,000	$133	49

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: -19.7%
• Equity multiple: 0.33×
• Total profit: $-44,189
• Equity at exit: $35,114

10-year hold

• IRR: -21.1%
• Equity multiple: 0.06×
• Total profit: $-62,122
• Equity at exit: $20,362

Cash invested: $65,940 (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: 9.2×

Monthly cashflow live

• Estimated rent: $2,126 high
• Mortgage (P&I): −$1,235
• Tax from tax record: −$344 /mo · $4,132/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $2

Break-even live

Break-even rent $2,123

Max offer price $235,500

Occupancy floor 95%

Sensitivity live

Price	-10% $136	-5% $69	+0% $2	+5% $-64	+10% $-131
Rent	-10% $-166	-5% $-82	+0% $2	+5% $86	+10% $170
Rate	-1.0pp $121	-0.5pp $62	base $2	+0.5pp $-59	+1.0pp $-121

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: $58,875
• Closing costs: $7,065
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
207 Blanco Dr Portland, TX	4.0	2.0	1701	$2,550	$1.50	45d	1	0.19mi
103 Magnolia Pl Portland, TX	3.0	2.0	1541	$2,100	$1.36	14d	1	0.39mi
101 Terlingua Dr Portland, TX	3.0	2.0	1367	$1,995	$1.46	15d	1	0.47mi
544 Olympic Portland, TX	1.0–3.0	1.0–2.5	1079	$2,825	$2.62	14d	8	0.64mi
1012 Memorial Pkwy Portland, TX	3.0	2.0	1409	$1,850	$1.31	45d	1	0.83mi
921 Moore Ave Portland, TX	2.0	2.0	1061	$1,800	$1.70	45d	1	0.88mi
2201 Timberline Dr Unit Na Portland, TX	4.0	2.0	1484	$2,200	$1.48	15d	1	0.94mi
1825 Billy G Webb Portland, TX	1.0–3.0	1.0–2.0	1009	$1,983	$1.97	14d	32	0.99mi
217 Palmer Dr Portland, TX	3.0	2.0	1904	$2,175	$1.14	15d	1	1.06mi
1719 Austin St Portland, TX	3.0	1.5	1127	$1,550	$1.38	45d	1	1.06mi
1201 Moore Ave Portland, TX	3.0	1.0–2.0	844	$1,685	$2.00	14d	25	1.13mi
201 Walker Ave Portland, TX	2.0	1.5	1195	$1,350	$1.13	15d	1	1.24mi
1801 Atascosa Dr Portland, TX	3.0	2.0	1594	$1,600	$1.00	15d	1	1.30mi
1461 Moore Ave Portland, TX	2.0	2.5	1313	$1,750	$1.33	14d	1	1.35mi

Listing history 9 events

1. 2026-06-03
   days on market $235,500 Active 129 DOM
2. 2026-06-02
   days on market $235,500 Active 128 DOM
3. 2026-06-01
   days on market $235,500 Active 127 DOM
4. 2026-05-31
   days on market $235,500 Active 126 DOM
5. 2026-05-30
   days on market $235,500 Active 125 DOM
6. 2023-08-07
   soldstatus Closed 1055-char remark

   Show marketing remark (1055 chars)

   HOME IS THE STARTING PLACE OF LOVE, HOPES & DREAMS! And let us tell you the coolest story about this one owner, custom-built home located on a fabulous corner lot. .. a teenage son taking a drafting class in the 1960's drew a house plan as an assignment. .. his drawing came to life in this wonderful home that has truly seen years of LOVE, HOPES & DREAMS! Carry on the tradition in this three bedroom, two bath home in well-established East Cliff Subdivision that is ready for you to add your own updates & touches! Front living room is spacious & would be a great game or media room. Awesome den w/ built-in shelving is open to dining which is connected to the cozy & cheerful kitchen. Master bedroom has en-suite bath w/ stand-alone shower. Secondary bedrooms have nice closets. Step out the back door & enjoy the fabulous breezeway which connects to the garage & overlooks the amazing backyard w/ mature trees. A wonderful space for entertaining & cookouts! Make your memories in this very special home!

7. 2023-08-01
   status Pending 1055-char remark

   Show marketing remark (1055 chars)

   HOME IS THE STARTING PLACE OF LOVE, HOPES & DREAMS! And let us tell you the coolest story about this one owner, custom-built home located on a fabulous corner lot. .. a teenage son taking a drafting class in the 1960's drew a house plan as an assignment. .. his drawing came to life in this wonderful home that has truly seen years of LOVE, HOPES & DREAMS! Carry on the tradition in this three bedroom, two bath home in well-established East Cliff Subdivision that is ready for you to add your own updates & touches! Front living room is spacious & would be a great game or media room. Awesome den w/ built-in shelving is open to dining which is connected to the cozy & cheerful kitchen. Master bedroom has en-suite bath w/ stand-alone shower. Secondary bedrooms have nice closets. Step out the back door & enjoy the fabulous breezeway which connects to the garage & overlooks the amazing backyard w/ mature trees. A wonderful space for entertaining & cookouts! Make your memories in this very special home!

8. 2023-07-17
   historical Active Under Contract 1055-char remark

   Show marketing remark (1055 chars)

   HOME IS THE STARTING PLACE OF LOVE, HOPES & DREAMS! And let us tell you the coolest story about this one owner, custom-built home located on a fabulous corner lot. .. a teenage son taking a drafting class in the 1960's drew a house plan as an assignment. .. his drawing came to life in this wonderful home that has truly seen years of LOVE, HOPES & DREAMS! Carry on the tradition in this three bedroom, two bath home in well-established East Cliff Subdivision that is ready for you to add your own updates & touches! Front living room is spacious & would be a great game or media room. Awesome den w/ built-in shelving is open to dining which is connected to the cozy & cheerful kitchen. Master bedroom has en-suite bath w/ stand-alone shower. Secondary bedrooms have nice closets. Step out the back door & enjoy the fabulous breezeway which connects to the garage & overlooks the amazing backyard w/ mature trees. A wonderful space for entertaining & cookouts! Make your memories in this very special home!

9. 2023-07-13
   listed $229,900 Active 1055-char remark

   Show marketing remark (1055 chars)

   HOME IS THE STARTING PLACE OF LOVE, HOPES & DREAMS! And let us tell you the coolest story about this one owner, custom-built home located on a fabulous corner lot. .. a teenage son taking a drafting class in the 1960's drew a house plan as an assignment. .. his drawing came to life in this wonderful home that has truly seen years of LOVE, HOPES & DREAMS! Carry on the tradition in this three bedroom, two bath home in well-established East Cliff Subdivision that is ready for you to add your own updates & touches! Front living room is spacious & would be a great game or media room. Awesome den w/ built-in shelving is open to dining which is connected to the cozy & cheerful kitchen. Master bedroom has en-suite bath w/ stand-alone shower. Secondary bedrooms have nice closets. Step out the back door & enjoy the fabulous breezeway which connects to the garage & overlooks the amazing backyard w/ mature trees. A wonderful space for entertaining & cookouts! Make your memories in this very special home!

ⓘ 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: $4,132 · $344/mo
• Projected year-2 tax: $4,310 · $359/mo
• Expected delta: +$178/yr (+$15/mo · 4.3%)

ⓘ 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: $25,513
• − Mortgage interest: −$13,192
• − Property taxes: −$4,132
• − Insurance: −$1,178
• − Repairs & maintenance: −$2,041
• − Management: −$2,041
• − Depreciation: −$6,851
• Taxable loss: −$3,921
• Est. tax savings @ 24.0%: +$941
• After-tax cash flow: $967/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

4 events — show timeline

• 2023-08-07 Sold (MLS) — CBMLS
• 2023-08-01 Pending — CBMLS
• 2023-07-17 Contingent — CBMLS
• 2023-07-13 Listed $229,900 CBMLS

Property tax history

+5.8%/yr

Latest (2020): $4,132 · +2.9% YoY. Source: county tax records.