40 NE Mount Hebron Dr · Pendleton, OR 97801

$104,900

2 bd · 2.0 ba · 1,214 sqft · SingleFamily public records · 140 Days on market

Built 1953 10,454 sqft lot $86/sqft · 54% below area

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Why this score? — see what drove the C 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 +23.9/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor opportunity! One-level 2 bed, 2 bath home with a shop! Property is in significant disrepair and will require extensive renovation. No interior access, property cannot be shown. Value is primarily in the structure footprint, shop, and lot. Potential for renovation, rebuild, or repositioning (buyer to verify). Cash only. Sold AS-IS; seller to make no repairs. Driveby - take a look! Please do not trespass.

Key facts

• 0.24 acre lot
• Garage
• Built 1953

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $204 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 3.2% in Pendleton — 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 61/100 on livability (#267 in OR) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A; Watch: employment D+, crime D-, amenities F.
• Pendleton SD 16 (town): math 27% / reading 43% proficiency, ranked #24 of 58 in OR (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Washington Elementary School (math 22% / reading 32%, grade F, #301 of 412 statewide, top 74%, 434 students, 51% FRL); Sunridge Middle School (math 28% / reading 43%, grade F, #59 of 128 statewide, top 46%, 637 students, 65% FRL); Pendleton High School (math 22% / reading 62%, grade F, #67 of 143 statewide, top 46%, 795 students, 73% FRL) — zoned schools average 63% FRL vs 44% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-2.7%/yr); 139 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 205 units permitted in Umatilla County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $725 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Umatilla County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y ago; this cycle's ask has dropped $20k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 1.14% ✓
• Cap rate: 8.63%
• Cash-on-cash: 8.34%
• DSCR: 1.37
• GRM: 7.3

CMA / ARV

• ARV (median comp): $229,770
• List price: $104,900
• Delta: -54.35%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
321 NE 42nd St	0.68mi	3/2.0 (+1)	1,222 (+1%)	2mo	$269,900	$221	61
320 NE Anvidon St	0.35mi	3/1.0 (+1)	1,248 (+3%)	17mo	$130,000	$104	55
3202 NE Riverside Ave	0.31mi	3/2.0 (+1)	1,344 (+11%)	11mo	$320,900	$239	54
120 SE 19th Dr	0.63mi	3/2.0 (+1)	1,066 (-12%)	9mo	$215,000	$202	38

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: -7.1%
• Equity multiple: 0.75×
• Total profit: $-7,462
• Equity at exit: $15,641

10-year hold

• IRR: -1.8%
• Equity multiple: 0.89×
• Total profit: $-3,147
• Equity at exit: $9,070

Cash invested: $29,372 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 28 Tenant-Leaning
• State Oregon: 28 Tenant-Leaning · D+6
• County: — inherits STATE
• City: — inherits STATE

SB608 (2019): statewide rent cap (7% + CPI) and just-cause for tenancies > 1 yr. Portland has relocation assistance ordinance.

Methodology + full state rankings →

ZIP-level market 97801

• Rents YoY: -2.7%
• Active inventory: 139
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,192 medium
• Mortgage (P&I): −$550
• Tax from tax record: −$144 /mo · $1,723/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $204

Break-even live

Break-even rent $933

Max offer price $104,900

Occupancy floor 78%

Sensitivity live

Price	-10% $264	-5% $234	+0% $204	+5% $174	+10% $145
Rent	-10% $110	-5% $157	+0% $204	+5% $251	+10% $298
Rate	-1.0pp $257	-0.5pp $231	base $204	+0.5pp $177	+1.0pp $149

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
409 NE 37th St Pendleton, OR	2.0	1.0	728	$1,200	$1.65	45d	1	0.44mi
1906 SE Byers Pl Pendleton, OR	1.0	1.0	766	$1,150	$1.50	45d	1	0.67mi
131 SE 5th St Apt 101 Pendleton, OR	2.0	1.0	750	$1,100	$1.47	45d	1	1.48mi

Listing history 26 events

1. 2026-06-19
   days on market $104,900 Active 140 DOM
2. 2026-06-18
   days on market $104,900 Active 139 DOM
3. 2026-06-17
   days on market $104,900 Active 138 DOM
4. 2026-06-16
   days on market $104,900 Active 137 DOM
5. 2026-06-15
   days on market $104,900 Active 136 DOM
6. 2026-06-14
   days on market $104,900 Active 134 DOM
7. 2026-06-12
   days on market $104,900 Active 133 DOM
8. 2026-06-09
   days on market $104,900 Active 130 DOM
9. 2026-06-08
   days on market $104,900 Active 129 DOM
10. 2026-06-07
    days on market $104,900 Active 128 DOM
11. 2026-06-03
    days on market $104,900 Active 124 DOM
12. 2026-06-02
    days on market $104,900 Active 123 DOM
13. 2026-06-01
    days on market $104,900 Active 122 DOM
14. 2026-05-31
    days on market $104,900 Active 121 DOM
15. 2026-05-30
    days on market $104,900 Active 120 DOM
16. 2026-05-01
    price $104,900 417-char remark

    Show marketing remark (417 chars)

    Investor opportunity! One-level 2 bed, 2 bath home with a shop! Property is in significant disrepair and will require extensive renovation. No interior access, property cannot be shown. Value is primarily in the structure footprint, shop, and lot. Potential for renovation, rebuild, or repositioning (buyer to verify). Cash only. Sold AS-IS; seller to make no repairs. Driveby - take a look! Please do not trespass.

17. 2026-04-30
    status Active 417-char remark

    Show marketing remark (417 chars)

    Investor opportunity! One-level 2 bed, 2 bath home with a shop! Property is in significant disrepair and will require extensive renovation. No interior access, property cannot be shown. Value is primarily in the structure footprint, shop, and lot. Potential for renovation, rebuild, or repositioning (buyer to verify). Cash only. Sold AS-IS; seller to make no repairs. Driveby - take a look! Please do not trespass.

18. 2026-04-19
    status Active 417-char remark

    Show marketing remark (417 chars)

    Investor opportunity! One-level 2 bed, 2 bath home with a shop! Property is in significant disrepair and will require extensive renovation. No interior access, property cannot be shown. Value is primarily in the structure footprint, shop, and lot. Potential for renovation, rebuild, or repositioning (buyer to verify). Cash only. Sold AS-IS; seller to make no repairs. Driveby - take a look! Please do not trespass.

19. 2026-04-18
    status Pending 417-char remark

    Show marketing remark (417 chars)

    Investor opportunity! One-level 2 bed, 2 bath home with a shop! Property is in significant disrepair and will require extensive renovation. No interior access, property cannot be shown. Value is primarily in the structure footprint, shop, and lot. Potential for renovation, rebuild, or repositioning (buyer to verify). Cash only. Sold AS-IS; seller to make no repairs. Driveby - take a look! Please do not trespass.

20. 2026-04-02
    price $114,500 417-char remark

    Show marketing remark (417 chars)

    Investor opportunity! One-level 2 bed, 2 bath home with a shop! Property is in significant disrepair and will require extensive renovation. No interior access, property cannot be shown. Value is primarily in the structure footprint, shop, and lot. Potential for renovation, rebuild, or repositioning (buyer to verify). Cash only. Sold AS-IS; seller to make no repairs. Driveby - take a look! Please do not trespass.

21. 2026-01-28
    listed $124,900 Active 417-char remark

    Show marketing remark (417 chars)

    Investor opportunity! One-level 2 bed, 2 bath home with a shop! Property is in significant disrepair and will require extensive renovation. No interior access, property cannot be shown. Value is primarily in the structure footprint, shop, and lot. Potential for renovation, rebuild, or repositioning (buyer to verify). Cash only. Sold AS-IS; seller to make no repairs. Driveby - take a look! Please do not trespass.

22. 2019-04-08
    soldstatus $276,250
23. 2018-04-13
    soldstatus $55,000
24. 2004-04-21
    soldstatus $88,900 105-char remark

    Show marketing remark (105 chars)

    Great view of mountains, nice setting, great outbuildings. RV Parking. Nice home with new roof in 2002.

25. 2004-04-21
    soldstatus $88,900

    Show marketing remark (105 chars)

    Great view of mountains, nice setting, great outbuildings. RV Parking. Nice home with new roof in 2002.

26. 2004-03-15
    listed $91,750 105-char remark

    Show marketing remark (105 chars)

    Great view of mountains, nice setting, great outbuildings. RV Parking. Nice home with new roof in 2002.

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

Tax reassessment forecast OR · Resets to sale price

• Current annual tax: $1,723 · $144/mo
• Projected year-2 tax: $1,723 · $144/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 4/10 Moderate 6 d/yr ≥97°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 8 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,302
• − Mortgage interest: −$5,876
• − Property taxes: −$1,723
• − Insurance: −$524
• − Repairs & maintenance: −$1,144
• − Management: −$1,144
• − Depreciation: −$3,052
• Taxable income: $839
• Est. tax owed @ 24.0%: −$201
• After-tax cash flow: $2,249/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: Pendleton SD 16
• NCES district ID: 4109510
• Math proficiency: 27% ▼ -11.00%
• Reading proficiency: 43% ▼ -7.00%
• Median HH income: $49,009
• Composite: 30.19/100
• National rank: #6315
• State rank: #24 of 58 in OR

Livability — Pendleton

• Score: 61/100
• State rank: #267
• US rank: #17964

Category grades

Amenities F Commute F Cost of living A Crime D- Employment D+ Housing A+ Health & safety F User ratings D

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pendleton, OR
• County: Umatilla County · 29,551 people
• City population: 21,575
• Metro: Hermiston-Pendleton, OR
• Population (ZIP): 21,575
• Household income: $71,639
• Rent vs Own: 39.3% rent · 60.7% own
• Severe rent burden: 866.0

Population outlook (Umatilla County) Hauer SSP2

• Today (2025): 76,329 people
• By 2030: 75,975 · -0.5%
• By 2040: 75,119 · -1.6%
• By 2050: 74,058 · -3.0%
• By 2075: 70,639 · -7.5%
• By 2100: 63,441 · -16.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Two or more races 11% Hispanic / Latino 10% Native American 7%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 4% Slovak 4% Portuguese 4%
• Foreign-born: 2% · Canada
• Languages at home: 93% English-only · Spanish 6%

Political lean MEDSL · Umatilla

• 2024 margin: Solid R (+37.8) · D 29.7% · R 67.5% · Other 2.8%
• 2008→2024 swing: -15.1pp toward R · 2008: -22.6pp · 2024: -37.8pp
• All cycles: 2024: R+37.8 2020: R+32.0 2016: R+35.6 2012: R+28.1 2008: R+22.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -312.42%
• Current HPI: 198.6911
• Rent YoY: ▼ -2.66%
• Metro: Hermiston-Pendleton, OR
• State GDP YoY: ▲ 2.05%
• F500 in state: 2

Industry mix (Fortune 500 HQ in OR)

Industry	F500 HQs	Revenue
▸Consumer Goods	1	$51B

Price history

+14.3% since first listed

11 events — show timeline

• 2026-05-01 Price Changed $104,900 RMLS
• 2026-04-30 Relisted — RMLS
• 2026-04-19 Relisted — RMLS
• 2026-04-18 Pending — RMLS
• 2026-04-02 Price Changed $114,500 RMLS
• 2026-01-28 Listed $124,900 RMLS
• 2019-04-08 Sold (Public Records) $276,250 Public Records
• 2018-04-13 Sold (Public Records) $55,000 Public Records
• 2004-04-21 Sold (Public Records) $88,900 Public Records
• 2004-04-21 Sold (MLS) $88,900 RMLS
• 2004-03-15 Listed $91,750 RMLS

Property tax history

+2.6%/yr

Latest (2025): $1,723 · +2.4% YoY. Source: county tax records.