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    863 Cliff Dr Portland, TX 78374
    Property profile & analytics

    863 Cliff Dr Portland, TX 78374

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    • Commercial real estate
    Off-Market
    Property ID
    US82-4796208
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Commercial real estate

    Property Details for 863 Cliff Dr

    Property type
    Commercial real estate
    APN
    60634

    Description

    This exceptional .64-acre waterfront property in Portland, Texas, presents a rare opportunity to build your dream home with breathtaking views. Located on a quiet cul-de-sac, this property actually comprises two lots (42 and 43), offering ample space for construction and potential expansion. The lower lot extends directly to the water's edge, providing unparalleled access to Nueces Bay, Corpus Christi Bay, and the captivating Corpus Christi downtown skyline. Imagine enjoying panoramic views, including the spectacular Hooks Baseball Fireworks displays. The property's prime location offers the best of both worlds: serene waterfront living just minutes away from the vibrant city of Corpus Christi. The APN is 60634, and the property is being offered for sale by owner at $272,000. Don't miss this chance to own a piece of waterfront paradise. Drive by and envision your future home overlooking the beautiful Texas coast. This is truly an amazing opportunity to create your coastal dream.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Get a detailed, property-specific estimation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Portland
    County
    San Patricio
    State
    Texas
    Longitude
    -97.337552
    Latitude
    27.884088

    Comparable in this City

    • $122,500
      1,296 SF

      Portland, TX RV Park Opportunity

      Established RV park with potential for income generation.
      140 Doyle Dr, Portland, TX 78374
      View Details
    • Contact for pricing
      1,296 SF

      Established RV Park Investment Opportunity

      RV park with potential for income generation.
      140 Doyle Dr, Portland, TX 78374
      View Details
    • $57,000
      0.12 Acres

      Residential Land in Portland, TX

      Residential land available for building or investment purposes.
      1809 Clapper Rail Dr, Portland, TX 78374
      View Details
    • Contact for pricing

      San Patricio County Industrial Land

      150+/- acre industrial site near Port of Corpus Christi.
      County Rd 3667, Portland, TX 78374
      View Details
    • $68,000
      0.98 Acres

      Vacant Lot Near Town

      Vacant lot near town with room to build dream home.
      4317 Kestrel, Portland, TX 78374
      View Details

    Similar Nearby for Sale

    • $122,500
      1,296 SF

      Portland, TX RV Park Opportunity

      Established RV park with potential for income generation.
      140 Doyle Dr, Portland, TX 78374
      View Details
    • Contact for pricing
      1,296 SF

      Established RV Park Investment Opportunity

      RV park with potential for income generation.
      140 Doyle Dr, Portland, TX 78374
      View Details
    • $57,000
      0.12 Acres

      Residential Land in Portland, TX

      Residential land available for building or investment purposes.
      1809 Clapper Rail Dr, Portland, TX 78374
      View Details
    • Contact for pricing

      San Patricio County Industrial Land

      150+/- acre industrial site near Port of Corpus Christi.
      County Rd 3667, Portland, TX 78374
      View Details
    • $68,000
      0.98 Acres

      Vacant Lot Near Town

      Vacant lot near town with room to build dream home.
      4317 Kestrel, Portland, TX 78374
      View Details

    Similar Nearby for Lease

    • Contact for pricing

      Prime Retail Pad Site Available

      Ground lease or build-to-suit opportunity in growing Portland, Texas.
      Buddy Ganem Dr, Portland, TX 78374
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      Retail Opportunity in Portland Area

      Retail space available in a high-traffic Portland location.
      1702 Us Highway 181, Portland, TX 78374
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    • Contact for pricing

      Versatile Flex Space on Highway

      Adaptable commercial space suitable for diverse business operations.
      1025 Us Highway 181, Portland, TX 78374
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    • $2,550 /Mo
      3,000 SF

      Highway Warehouse in Portland, Texas

      3000 SF warehouse space on the highway in Portland.
      1025 Us Highway 181, Portland, TX 78374
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    • $27 SF/Yr
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      Retail Space in Strong Location

      Retail space available in a strong commercial area.
      1702 Us Highway 181, Portland, TX 78374
      View Details
    • Contact for pricing

      Retail/Office Space in Portland, TX

      High-traffic location with customizable space for retail or office use.
      701 Moore Ave, Portland, TX 78374
      View Details
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    863 Cliff Dr
    Portland, TX 78374
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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.

    More about this property
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