A-Frame Drive-Through
For Sale
$218,000
714 Dallas, Portland, TX 78374
CommercialSale, Portland, TX
Property Size1,080 SF
Lot Size0.16 Acres
Price / SF$201.85
Days on Market855
Property Features for 714 Dallas
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
OT2LED
Zoning description
OT2LED
Parking features
On Street, Off Street
Security features
Security
Interior features
Storage
Subdivision
Portland Tier F
Lot features
Interior Lot, Subdivided, Level
Directions
From Hwy 181 & Moore Avenue, take the northbound access road, take a right on Dallas and 714 Dallas is on your left.
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
Legal 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
Listing Agency:
Cass Real Estate
(361) 643-2662
Listed By:
Shawn Cass · License #0326039
(972) 333-3727
Added: May 3, 2024
Changed: Aug 19
Last Checked: Sep 4 at 2:06AM
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.
Investment Insights
Based on property information with market context.
This 1,080-square-foot A-frame restaurant sits on 0.16 acres and is being sold as-is. The first floor includes booths, dining space, a restroom, display and point-of-sale counter, commercial vent hood, gas fixtures for equipment, and compartmentalized sinks. A drive-through lane serves two drive-up windows, while covered exterior space adds functional seating or service area. Central heat and air, a metal roof, and a concrete parking lot are also in place. The second floor offers storage, office space, or expansion area with its own stairwell entrance.
The property is at 714 Dallas in Portland, near Fifth & Elm and venues at 5th & Houston. It fronts 50 feet on Dallas and includes a metal pole for electronic signage. The site is within Portland’s Leisure & Entertainment District, with Bayview Crossing shopping center under construction across Dallas Street. Moore Avenue and US Highway 181 carry traffic past the area.
The property is at 714 Dallas in Portland, near Fifth & Elm and venues at 5th & Houston. It fronts 50 feet on Dallas and includes a metal pole for electronic signage. The site is within Portland’s Leisure & Entertainment District, with Bayview Crossing shopping center under construction across Dallas Street. Moore Avenue and US Highway 181 carry traffic past the area.
Key Highlights
- 1,080‑square‑foot A‑frame restaurant on 0.16 acres
- Drive‑through lane with 2 drive‑up windows
- 50' wide frontage on Dallas with metal pole for electronic sign
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$19,207
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
8.81%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$384,140
$384.1K
Cap Rate 7%
$274,386
$274.4K
Cap Rate 9%
$213,411
$213.4K
Market Conditions
NOI Build-Up for 1,080 SF
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.
Gross rent
$27.0K $24.96/SF
− Vacancy
−$1.3K −$1.25/SF
EGI
$25.6K $23.71/SF
− OpEx
−$6.4K −$5.93/SF
NOI
$19.2K $17.78/SF
Area
San Patricio County, TX
Vacancy
5.00%
Lease Rate
$24.96 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$384,140
Cap Rate 7%
$274,386
Cap Rate 9%
$213,411
Alternative Uses
Best Use
Specialty Retail
$274.4K
$240.1K – $320.1K
NOI $19,207 @ 7.0% cap · market cap 8.81%
Second Best
—
—
no second resolved use
Theoretical Best
Hotel Hospitality
$554.0K
$484.8K – $646.4K
NOI $38,783 @ 7.0% cap · market cap 17.79%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Commercial hood
Location Intelligence
Trade Area within ½ mile
505
Businesses Nearby
71k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 49%
Dining 49%
Electronics 2%
Whataburger
Dining
24,420 visits/mo
0.5 miles
Exxon
Shops & Services
15,723 visits/mo
0.5 miles
Taco Bell
Dining
10,125 visits/mo
0.4 miles
Dollar General
Shops & Services
7,923 visits/mo
0.2 miles
Wells Fargo
Shops & Services
6,007 visits/mo
0.3 miles
Demographics for 78374, TX
20,281
Population
8,426
Households
2.4
Avg Household Size
35
Median Age
25%
College-Educated
92%
High-School Grad
18.6 sq mi
ZIP Area
1,090
Density / Sq Mi
$81,580
Median Household Income
$43,110
Median Earnings
$1,492
Median Rent
$225,800
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Drive through restaurant - Food-service improvements include a commercial vent hood, gas equipment fixtures, and compartmentalized sinks.
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 $218,000.
What are key features of this property?
This property features: 1,080‑square‑foot A‑frame restaurant on 0.16 acres; Drive‑through lane with 2 drive‑up windows; 50' wide frontage on Dallas with metal pole for electronic sign
