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    Portland Commercial A-Frame Opportunity Title is generated by Realmo AI

    714 Dallas, Portland, TX 78374

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    Claim this Listing
    For Sale
    $265,000

    SINGLE_FAMILY - Portland, TX

    Type:Office
    Property size:
    1,080 SF
    Lot size:
    0.16 Acres
    Price / SF:
    $245/SF
    Added:
    May 3, 2024
    Days on Market:
    761
    Last Refresh:
    Jun 2 at 5:06 am

    Property Features for 714 Dallas

    General Information

    Property type
    Residential
    Property subtype
    Office
    Zoning
    OT2LED
    Parking features
    On Street, Off Street
    Security features
    Security
    Interior features
    Storage
    Standard status
    Active
    APN
    70831
    Size
    1,080 SF
    Lot size
    0.16 Acres

    Taxes and HOA fees

    Tax Description
    PORTLAND TIER F BLK 9 LOT 20, 21

    Utilities

    Sewer type
    Public Sewer
    Heating system
    Natural Gas, Central
    Cooling system
    Window Unit(s), Central Air
    Water source
    Public

    Building Details

    Year built
    1984
    Floors in Building
    2
    Number of units
    1
    Building materials
    MetalSiding
    Roof type
    Metal
    Additional Structures
    Storage

    We can help!

    Listing Contact
    Shawn Cass
    Shawn Cass

    Listing agent Shawn Cass License #0326039

    Listing office Cass Real Estate 401 US Hwy 181, Portland, TX

    Listing date May 3, 2024

    MLS# 441170

    Copyright © 2026 South Texas Multiple Listing Service, LLC. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • High‑traffic location on Dallas St. near Moore Ave & US Hwy 181, in Portland's Leisure & Entertainment District.
    • Two drive‑up windows and a drive‑through lane for convenient customer service.
    • 50' wide frontage with metal pole for electronic sign, offering excellent visibility.
    • Located near Bayview Crossing shopping center (under construction), Farmer's Market, and 5th & Houston venues.
    • Commercial kitchen features: vent hood, gas fixtures, compartmentalized sinks.
    • Second floor offers storage, office, or expansion potential with private entrance.

    Overview

    This A-frame building at 714 Dallas in Portland, TX, presents a commercial opportunity with a new concrete parking lot and recent paint. The property is located close to Fifth & Elm, near community venues for music, farmer's markets, food, and drink. It features a 50' wide frontage and a metal pole for an electronic sign. The location benefits from high traffic counts on Moore Avenue and US Highway 181. Situated in Portland's Leisure & Entertainment District, the property is near the upcoming Bayview Crossing shopping center across Dallas St, and within walking distance of the Farmer's Market and 5th & Houston venues. The property includes covered exterior space, a display/point of sale counter, two drive-up windows, a commercial vent hood, gas fixtures for equipment, compartmentalized sinks, central heat/air, a restroom, booths, and dining on the first floor. A drive-through lane routes customers through the order and pick-up windows. The second floor offers storage, office, or expansion potential with a private stairwell entrance. The property size is 1080 square feet on a lot of 0.16 acres. The zoning is OT2LED. This location is suitable for drive-through restaurants, restaurants, or other commercial real estate ventures.

    Local Financial Insights For Specialty Retail

    Simulate Cap Rate and NOI

    NOI Build-Up
    Vacancy
    income lost from leasable area expected to sit empty during the year — subtracted from gross rent.
    EGI (Effective Gross Income)
    gross rent minus vacancy losses — the realistic income before paying operating costs.
    OpEx (Operating Expenses)
    recurring costs to operate the property (property tax, insurance, utilities, maintenance, management) — excludes financing and capital improvements.
    NOI (Net Operating Income)
    income a property generates after operating costs but before financing and taxes.

    Component $ $/SF
    Gross rent $27.0k $24.96
    − Vacancy −$1.3k −$1.25
    EGI $25.6k $23.71
    − OpEx −$6.4k −$5.93
    NOI $19.2k $17.78
    1,080 SF · lease $24.96/SF/yr · vacancy 5.00% · expense 25.00%

    Alternative Uses

    Best Use
    Specialty Retail
    $274.4K
    $240.1K – $320.1K (±1% cap)
    NOI $19,207 @ 7.0% cap · market cap 7.25%
    Second Best
    —
    —
    no second resolved use
    Theoretical Best
    Hotel Hospitality
    $554.0K
    $484.8K – $646.4K (±1% cap)
    NOI $38,783 @ 7.0% cap · market cap 14.64%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Augusta Lawn Care ... Landscaping

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Dental Office Spa & Massage Center Auto Repair Shop Hair Salon Nail Salon Hotel & Motel

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Portland
    County
    San Patricio
    State
    Texas
    Longitude
    -97.32478
    Latitude
    27.875595

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      Portland Commercial Property with Drive-Through

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    FAQs

    What type of property is this?
    Drive through restaurant - High-visibility commercial building in Portland's Leisure & Entertainment District.
    Where is this drive through restaurant located?
    The property is located at 714 Dallas Portland, TX.
    What is the asking price?
    The asking price for this property is $265,000.
    What are key features of this property?
    This property features: High‑traffic location on Dallas St. near Moore Ave & US Hwy 181, in Portland's Leisure & Entertainment District.; Two drive‑up windows and a drive‑through lane for convenient customer service.; **50' wide frontage with metal pole for electronic sign, offering excellent visibility.**
    (972) 333-3727
    We can help!
    Listing Contact
    Shawn Cass
    Shawn Cass
    Real Estate License ID: 0326039
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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