1023 Southcliff Dr · Portland, TX 78374

$112,000

3 bd · 2.0 ba · 1,225 sqft · SingleFamily public records · 11 Days on market

Built 1968 8,030 sqft lot Est $201k · 44% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• 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

Beautifully renovated home just hit the market in Portland, TX! This brick home features an open floor plan with all new flooring, paint, led light fixtures, ceiling fans, A/C, and roof. The kitchen comes equipped with stainless steel appliances, custom "shaker style" cabinetry, subway tile backsplash, and granite counters. In addition to leaving all of the kitchen appliances, the owner is also leaving the washer & dryer! This beautifully remodeled home also boasts NEW bathrooms that include a large subway tiled soaker tub, oversized shower, vanities, plumbing & lighting fixtures. Entertain in style in your large backyard that's beautifully accented with mature trees, a wood deck & huge pergola! It also comes eqipped with a storage building and carport. Located in an established neighborhood in the highly-coveted G. P. I. S. D. school district. It won't last long!

Key facts

• Outdoor entertaining
• Large backyard
• Natural light

Tags

• BRICK HOME
• LARGE BACKYARD
• OUTDOOR ENTERTAINING
• NATURAL LIGHT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $112k.

Deal economics

• At list price, monthly cash flow is $494 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $112k).
• Cap rate 11.6% 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.
• Market conditions: Rents soft (-1.8%/yr); 302 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 $774 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 18y 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.

Recommended offer $112,000

Questions for the listing agent

1. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.43% ✓
• Cap rate: 11.59%
• Cash-on-cash: 18.91%
• DSCR: 1.84
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $200,900
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1115 Orion Dr	0.19mi	3/2.0	1,184 (-3%)	8mo	$229,500	$194	79
1014 Espana Dr	0.21mi	3/2.0	1,333 (+9%)	3mo	$209,900	$157	73
1226 Euclid Cir	0.22mi	3/1.5	1,150 (-6%)	10mo	$185,000	$161	69
106 Westover Dr	0.49mi	3/2.0	1,282 (+5%)	1mo	$210,000	$164	69
1011 Diomede Dr	0.24mi	3/2.0	1,134 (-7%)	11mo	$199,900	$176	67
1721 Austin St	0.48mi	3/2.0	1,151 (-6%)	3mo	$150,000	$130	65
110 Driftwood Dr	0.50mi	3/2.0	1,138 (-7%)	2mo	$187,000	$164	63
1608 Crosby St	0.43mi	3/2.0	1,316 (+7%)	8mo	$199,900	$152	60
118 Carmel Dr	0.56mi	3/2.0	1,306 (+7%)	4mo	$239,000	$183	59
1607 Crosby St	0.41mi	3/1.5	1,084 (-12%)	1mo	$190,000	$175	59
1403 Austin St	0.31mi	3/1.5	1,083 (-12%)	11mo	$160,000	$148	55
1723 Austin St	0.50mi	3/2.0	1,077 (-12%)	12mo	$199,900	$186	46

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: 7.3%
• Equity multiple: 1.28×
• Total profit: $8,644
• Equity at exit: $16,700

10-year hold

• IRR: 13.8%
• Equity multiple: 1.96×
• Total profit: $29,970
• Equity at exit: $9,684

Cash invested: $31,360 (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: 302
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,605 high
• Mortgage (P&I): −$587
• Tax est. 1.5%: −$140 /mo · $1,680/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $494

Break-even live

Break-even rent $980

Max offer price $112,000

Occupancy floor 64%

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: $28,000
• Closing costs: $3,360
• Reserves months: —
• Total cash needed: —

Rent comps 21 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	13d	10	0.12mi
1028 Starlite Dr Portland, TX	3.0	1.5	984	$1,450	$1.47	21d	1	0.12mi
1400 Moore Ave Portland, TX	1.0–2.0	1.0–2.0	768	$1,160	$1.51	44d	1	0.19mi
1201 Moore Ave Portland, TX	3.0	1.0–2.0	844	$1,685	$2.00	13d	25	0.21mi
1461 Moore Ave Portland, TX	2.0	2.5	1313	$1,750	$1.33	13d	1	0.23mi
201 Walker Ave Portland, TX	2.0	1.5	1195	$1,350	$1.13	14d	1	0.34mi
1012 Memorial Pkwy Portland, TX	3.0	2.0	1409	$1,850	$1.31	44d	1	0.36mi
1102 Denver St Unit G Portland, TX	2.0	1.0	808	$1,095	$1.36	44d	1	0.36mi
921 Moore Ave Portland, TX	2.0	2.0	1061	$1,800	$1.70	44d	1	0.44mi
1719 Austin St Portland, TX	3.0	1.5	1127	$1,550	$1.38	44d	1	0.51mi
705 W Bayview Blvd Apt 3C Portland, TX	2.0	1.0	800	$950	$1.19	44d	1	0.56mi
102 N Commonsway Dr Unit C Portland, TX	2.0	1.0	1008	$1,000	$0.99	44d	1	0.57mi
1601 Moore Ave Portland, TX	2.0–3.0	2.0–2.5	1295	$1,899	$1.47	13d	18	0.58mi
101 S Commonsway Dr Unit 103C Portland, TX	2.0	1.5	950	$1,050	$1.11	44d	1	0.58mi
101 S Commonsway Dr Portland, TX	2.0	1.0	950	$1,050	$1.11	44d	1	0.58mi
502 Houston St Portland, TX	2.0	1.0	700	$1,000	$1.43	21d	1	0.84mi
2201 Timberline Dr Unit Na Portland, TX	4.0	2.0	1484	$2,200	$1.48	14d	1	0.90mi
113 Houston St Portland, TX	2.0	1.0	700	$1,000	$1.43	21d	1	1.03mi
101 Terlingua Dr Portland, TX	3.0	2.0	1367	$1,995	$1.46	14d	1	1.06mi
1825 Billy G Webb Portland, TX	1.0–3.0	1.0–2.0	1009	$1,983	$1.97	13d	32	1.17mi
544 Olympic Portland, TX	1.0–3.0	1.0–2.5	1079	$2,825	$2.62	13d	8	1.29mi

Listing history 20 events

1. 2026-04-03
   status Pending
2. 2026-03-27
   historical
3. 2026-03-15
   listed $112,000 Active
4. 2021-11-04
   historical 904-char remark

   Show marketing remark (904 chars)

   Beautifully renovated home just hit the market in Portland, TX! This brick home features an open floor plan with all new flooring, paint, led light fixtures, ceiling fans, A/C, and roof. The kitchen comes equipped with stainless steel appliances, custom "shaker style" cabinetry, subway tile backsplash, and granite counters. In addition to leaving all of the kitchen appliances, the owner is also leaving the washer & dryer! This beautifully remodeled home also boasts NEW bathrooms that include a large subway tiled soaker tub, oversized shower, vanities, plumbing & lighting fixtures. Entertain in style in your large backyard that's beautifully accented with mature trees, a wood deck & huge pergola! It also comes eqipped with a storage building and carport. Located in an established neighborhood in the highly-coveted G. P. I. S. D. school district. It won't last long!

5. 2021-11-04
   soldstatus Closed 904-char remark

   Show marketing remark (904 chars)

   Beautifully renovated home just hit the market in Portland, TX! This brick home features an open floor plan with all new flooring, paint, led light fixtures, ceiling fans, A/C, and roof. The kitchen comes equipped with stainless steel appliances, custom "shaker style" cabinetry, subway tile backsplash, and granite counters. In addition to leaving all of the kitchen appliances, the owner is also leaving the washer & dryer! This beautifully remodeled home also boasts NEW bathrooms that include a large subway tiled soaker tub, oversized shower, vanities, plumbing & lighting fixtures. Entertain in style in your large backyard that's beautifully accented with mature trees, a wood deck & huge pergola! It also comes eqipped with a storage building and carport. Located in an established neighborhood in the highly-coveted G. P. I. S. D. school district. It won't last long!

6. 2021-11-03
   soldstatus
7. 2021-09-23
   status Pending 904-char remark

   Show marketing remark (904 chars)

   Beautifully renovated home just hit the market in Portland, TX! This brick home features an open floor plan with all new flooring, paint, led light fixtures, ceiling fans, A/C, and roof. The kitchen comes equipped with stainless steel appliances, custom "shaker style" cabinetry, subway tile backsplash, and granite counters. In addition to leaving all of the kitchen appliances, the owner is also leaving the washer & dryer! This beautifully remodeled home also boasts NEW bathrooms that include a large subway tiled soaker tub, oversized shower, vanities, plumbing & lighting fixtures. Entertain in style in your large backyard that's beautifully accented with mature trees, a wood deck & huge pergola! It also comes eqipped with a storage building and carport. Located in an established neighborhood in the highly-coveted G. P. I. S. D. school district. It won't last long!

8. 2021-09-15
   historical Active Under Contract 904-char remark

   Show marketing remark (904 chars)

   Beautifully renovated home just hit the market in Portland, TX! This brick home features an open floor plan with all new flooring, paint, led light fixtures, ceiling fans, A/C, and roof. The kitchen comes equipped with stainless steel appliances, custom "shaker style" cabinetry, subway tile backsplash, and granite counters. In addition to leaving all of the kitchen appliances, the owner is also leaving the washer & dryer! This beautifully remodeled home also boasts NEW bathrooms that include a large subway tiled soaker tub, oversized shower, vanities, plumbing & lighting fixtures. Entertain in style in your large backyard that's beautifully accented with mature trees, a wood deck & huge pergola! It also comes eqipped with a storage building and carport. Located in an established neighborhood in the highly-coveted G. P. I. S. D. school district. It won't last long!

9. 2021-09-04
   status Active 904-char remark

   Show marketing remark (904 chars)

   Beautifully renovated home just hit the market in Portland, TX! This brick home features an open floor plan with all new flooring, paint, led light fixtures, ceiling fans, A/C, and roof. The kitchen comes equipped with stainless steel appliances, custom "shaker style" cabinetry, subway tile backsplash, and granite counters. In addition to leaving all of the kitchen appliances, the owner is also leaving the washer & dryer! This beautifully remodeled home also boasts NEW bathrooms that include a large subway tiled soaker tub, oversized shower, vanities, plumbing & lighting fixtures. Entertain in style in your large backyard that's beautifully accented with mature trees, a wood deck & huge pergola! It also comes eqipped with a storage building and carport. Located in an established neighborhood in the highly-coveted G. P. I. S. D. school district. It won't last long!

10. 2021-08-30
    historical Active Under Contract 904-char remark

    Show marketing remark (904 chars)

    Beautifully renovated home just hit the market in Portland, TX! This brick home features an open floor plan with all new flooring, paint, led light fixtures, ceiling fans, A/C, and roof. The kitchen comes equipped with stainless steel appliances, custom "shaker style" cabinetry, subway tile backsplash, and granite counters. In addition to leaving all of the kitchen appliances, the owner is also leaving the washer & dryer! This beautifully remodeled home also boasts NEW bathrooms that include a large subway tiled soaker tub, oversized shower, vanities, plumbing & lighting fixtures. Entertain in style in your large backyard that's beautifully accented with mature trees, a wood deck & huge pergola! It also comes eqipped with a storage building and carport. Located in an established neighborhood in the highly-coveted G. P. I. S. D. school district. It won't last long!

11. 2021-08-27
    price $189,000 904-char remark

    Show marketing remark (904 chars)

    Beautifully renovated home just hit the market in Portland, TX! This brick home features an open floor plan with all new flooring, paint, led light fixtures, ceiling fans, A/C, and roof. The kitchen comes equipped with stainless steel appliances, custom "shaker style" cabinetry, subway tile backsplash, and granite counters. In addition to leaving all of the kitchen appliances, the owner is also leaving the washer & dryer! This beautifully remodeled home also boasts NEW bathrooms that include a large subway tiled soaker tub, oversized shower, vanities, plumbing & lighting fixtures. Entertain in style in your large backyard that's beautifully accented with mature trees, a wood deck & huge pergola! It also comes eqipped with a storage building and carport. Located in an established neighborhood in the highly-coveted G. P. I. S. D. school district. It won't last long!

12. 2021-07-24
    listed $199,900 Active 904-char remark

    Show marketing remark (904 chars)

    Beautifully renovated home just hit the market in Portland, TX! This brick home features an open floor plan with all new flooring, paint, led light fixtures, ceiling fans, A/C, and roof. The kitchen comes equipped with stainless steel appliances, custom "shaker style" cabinetry, subway tile backsplash, and granite counters. In addition to leaving all of the kitchen appliances, the owner is also leaving the washer & dryer! This beautifully remodeled home also boasts NEW bathrooms that include a large subway tiled soaker tub, oversized shower, vanities, plumbing & lighting fixtures. Entertain in style in your large backyard that's beautifully accented with mature trees, a wood deck & huge pergola! It also comes eqipped with a storage building and carport. Located in an established neighborhood in the highly-coveted G. P. I. S. D. school district. It won't last long!

13. 2020-06-10
    historical 220-char remark

    Show marketing remark (220 chars)

    3 bedroom 2 bath home located in Portland TX. The interior features over a 1,000 square feet of living space with central air and heat. Exterior features mature trees with a storage shed and pergola deck in the backyard.

14. 2020-06-09
    soldstatus Closed 220-char remark

    Show marketing remark (220 chars)

    3 bedroom 2 bath home located in Portland TX. The interior features over a 1,000 square feet of living space with central air and heat. Exterior features mature trees with a storage shed and pergola deck in the backyard.

15. 2020-04-23
    status Pending 220-char remark

    Show marketing remark (220 chars)

    3 bedroom 2 bath home located in Portland TX. The interior features over a 1,000 square feet of living space with central air and heat. Exterior features mature trees with a storage shed and pergola deck in the backyard.

16. 2020-03-19
    listed $94,000 Active 220-char remark

    Show marketing remark (220 chars)

    3 bedroom 2 bath home located in Portland TX. The interior features over a 1,000 square feet of living space with central air and heat. Exterior features mature trees with a storage shed and pergola deck in the backyard.

17. 2010-02-02
    soldstatus
18. 2010-01-28
    soldstatus
19. 2008-08-24
    listed $104,900
20. 2005-10-28
    soldstatus

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

Taxation est. · year 1

• Rental income: $19,263
• − Mortgage interest: −$6,274
• − Property taxes: −$1,680
• − Insurance: −$560
• − Repairs & maintenance: −$1,541
• − Management: −$1,541
• − Depreciation: −$3,258
• Taxable income: $4,409
• Est. tax owed @ 24.0%: −$1,058
• After-tax cash flow: $4,872/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

+6.8% since first listed

20 events — show timeline

• 2026-04-03 Pending — CBMLS
• 2026-03-27 Delisted — CBMLS
• 2026-03-15 Listed $112,000 CBMLS
• 2021-11-04 Delisted — CBMLS
• 2021-11-04 Sold (MLS) — CBMLS
• 2021-11-03 Sold (Public Records) — Public Records
• 2021-09-23 Pending — CBMLS
• 2021-09-15 Contingent — CBMLS
• 2021-09-04 Relisted — CBMLS
• 2021-08-30 Contingent — CBMLS
• 2021-08-27 Price Changed $189,000 CBMLS
• 2021-07-24 Listed $199,900 CBMLS
• 2020-06-10 Delisted — CBMLS
• 2020-06-09 Sold (MLS) — CBMLS
• 2020-04-23 Pending — CBMLS
• 2020-03-19 Listed $94,000 CBMLS
• 2010-02-02 Sold (Public Records) — Public Records
• 2010-01-28 Sold (MLS) — CBMLS
• 2008-08-24 Listed $104,900 CBMLS
• 2005-10-28 Sold (Public Records) — Public Records

Property tax history

+6.3%/yr

Latest (2025): $5,642 · -2.1% YoY. Source: county tax records.