Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Portland TX Land For Sale Title is generated by Realmo AI

    Stark FKA CR 3685 lot Tr 2, Portland, TX 78374

    View on Map
    Claim this Listing
    For Sale
    $599,900

    LAND - Portland, TX

    Lot size:
    9.76 Acres
    Added:
    Sep 4, 2025
    Days on Market:
    269
    Last Refresh:
    May 30 at 11:06 pm

    Property Features for Stark FKA CR 3685 lot Tr 2

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    52691
    Lot size
    9.76 Acres

    Taxes and HOA fees

    Tax Description
    TR 2 OUT OF N PT N 1/2 TR 2 (S ECTION 85-CFP-BLOCK A) NUECES BAY FARM BLOCKS 9.76 ACRES

    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 Sep 4, 2025

    MLS# 463606 Listing URL

    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

    • 9.76 acres in the heart of a high‑growth housing corridor.
    • Strong demand and limited existing housing supply.
    • Close proximity to WC Andrews Elementary School, Gregory‑Portland Intermediate, Junior High & High School.
    • Quick access to Corpus Christi employment opportunities & events via the Harbor Bridge.
    • High elevations and great drainage.
    • Increasing commercial, retail, recreational & entertainment venues in Portland.

    Overview

    Located in Portland, Texas, this 9.76-acre property resides in the heart of the residential growth corridor. The area is experiencing strong expansion westward, with high demand for housing exceeding the existing supply. Its location near WC Andrews Elementary School, Gregory-Portland Intermediate, Junior High & High School enhances its appeal. The property's high elevation and effective planning contribute to great drainage. The site is suitable for developers or individuals looking to build a home with ample space. Portland's increase in commercial, retail, recreational, and entertainment venues, coupled with the Harbor Bridge's quick access to Corpus Christi employment opportunities and events, makes this location desirable. Smart civic infrastructure, proven schools, and forward-thinking leadership further contribute to the area's attractiveness for homebuyers.
    Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Map

    City
    Portland
    County
    San Patricio
    State
    Texas
    Longitude
    -97.2907
    Latitude
    27.9445

    Nearby Similar for Sale

    • $589,000
      3,928 SF

      Former Portland City Hall For Sale

      Former City Hall on a busy corner lot near highway.
      900 Moore Avenue, Portland, TX 78374
      View Details
    • $1,489,999
      6,461 SF

      Freestanding Bank Building on Highway

      High-visibility bank building on 1.09 acres with ample parking.
      1031 Us Highway, Portland, TX 78374
      View Details
    • $950,000
      5,500 SF

      Portland, TX Retail/Office Property

      Retail/office property with two suites available and ample parking.
      1605 US Highway, Portland, TX 78374
      View Details
    • $180,000

      Residential Land in Portland, TX

      3.18 acres of land near shopping and schools.
      6323 County Road 1612, Portland, TX 78374
      View Details
    • $180,000

      Residential Land in Portland, Texas

      3.182 acres of land with mature trees, cleared, and fenced.
      6323 County Road 1612 lot: 10, Portland, TX 78374
      View Details
    • $600,000
      1,575 SF

      Highway Frontage Investment Opportunity

      High-visibility commercial property in Portland's Leisure & Entertainment District.
      902 US Highway 181, Portland, TX 78374
      View Details
    • $250,000

      Portland Homesite in Northshore

      Rare opportunity to build in established Northshore Country Club.
      625 Broadway Boulevard lot: 15, Portland, TX 78374
      View Details
    • $184,900

      Residential Land with Bay Views

      Residential lot with bay views, convenient location, ready to build.
      1014 Bluff Dr lot: 8, Portland, TX 78374
      View Details
    • $325,000

      Highway Frontage Land in Portland, TX

      Two parcels totaling .54 acre with highway frontage on HWY 181.
      HWY 181 lot: 8, Portland, TX 78374
      View Details
    • $99,000

      Residential Land with Bay Views

      Lot with bay views, retaining wall, and seller financing.
      1009 Bluff Drive lot: 5, Portland, TX 78374
      View Details
    • $110,800

      Land in Gregory Portland, Texas

      Just under 1 acre of land near high school.
      Phillips lot: 5, Portland, TX 78374
      View Details
    • $110,000

      Portland, TX Land Opportunity

      0.285 acre property in Portland's Olde Town II district.
      623 Commerce Street lot: 1 & 1A (Row), Portland, TX 78374
      View Details

    FAQs

    What type of property is this?
    Land - 9.76 acres in Portland's residential growth corridor.
    Where is this land located?
    The property is located at Stark FKA CR 3685 lot Tr 2 Portland, TX.
    What is the asking price?
    The asking price for this property is $599,900.
    What are key features of this property?
    This property features: 9.76 acres in the heart of a high‑growth housing corridor.; Strong demand and limited existing housing supply.; Close proximity to WC Andrews Elementary School, Gregory‑Portland Intermediate, Junior High & High School.
    (972) 333-3727
    We can help!
    Listing Contact
    Shawn Cass
    Shawn Cass
    Real Estate License ID: 0326039
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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.

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    Stark (FKA CR 3685) lot: Tr 2, Portland, TX 78374
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!