1800 NE 10th St #92 · Hermiston, OR 97838

$76,000

3 bd · 2.0 ba · 924 sqft · Manufactured public records · 57 Days on market

Built 1996 $82/sqft · at area comps Est $78k · at est. ↓ 7% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +8.9/15.0
• Schools +4.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

On A Budget? This Fresh Start Makes Sense! Imagine coming home to a place that feels entirely new — because most of it is. This thoughtfully updated 924 sq/ft manufactured home offers everyday comfort, and it shows the moment you walk through the door. Inside, you'll find brand-new flooring underfoot, a fully remodeled kitchen, and two updated bathrooms. Fresh paint, new lighting, and updated doors and trim give every room a clean, intentional feel. Central HVAC — also new — keeps things comfortable year-round, and in-home laundry means no more hauling baskets across town. Outside, a freshly repainted T111 exterior, new vinyl windows, and new composition roof mean the hard work is already done. A covered carport with attached storage rounds out the practical side of things. Schedule your showing today. *Land not included - Located in Vista Park Mobile Home Court - Subject to Park Approval prior to closing. *Need financing help? We can guide you in the right direction there too! Call your favorite REALTOR today!

Key facts

• New lighting
• Central hvac
• In-home laundry

Tags

• FULLY REMODELED KITCHEN
• UPDATED BATHROOMS
• NEW LIGHTING
• UPDATED DOORS AND TRIM
• CENTRAL HVAC
• IN-HOME LAUNDRY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $76k.

Deal economics

• At list price, monthly cash flow is $683 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $76k).
• Recommended offer: $74k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.1% vs local median 2.7% in Hermiston — 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 68/100 on livability (#158 in OR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: employment C-, schools D+, crime D.
• Hermiston SD 8 (town): math 44% / reading 56% proficiency, ranked #36 of 183 in OR (top 20%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 234 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $525 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($74k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $73,720 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.91% ✓
• Cap rate: 17.07%
• Cash-on-cash: 38.50%
• DSCR: 2.71
• GRM: 4.4

CMA / ARV

• ARV (median comp): $78,454
• List price: $76,000
• Delta: -3.13%
• Verdict: FAIR
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.6%
• Equity multiple: 2.46×
• Total profit: $31,155
• Equity at exit: $11,332

10-year hold

• IRR: 41.4%
• Equity multiple: 4.90×
• Total profit: $83,057
• Equity at exit: $6,571

Cash invested: $21,280 (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 97838

• Active inventory: 234
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,450 medium
• Mortgage (P&I): −$399
• Tax from tax record: −$33 /mo · $390/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $683

Break-even live

Break-even rent $586

Max offer price $76,000

Occupancy floor 48%

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: $19,000
• Closing costs: $2,280
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
510 NE 4th St Unit 510 Hermiston, OR	2.0	1.0	806	$1,450	$1.80	13d	1	0.97mi

Listing history 17 events

1. 2026-06-18
   days on market $76,000 Active 57 DOM
2. 2026-06-17
   days on market $76,000 Active 56 DOM
3. 2026-06-16
   days on market $76,000 Active 55 DOM
4. 2026-06-15
   days on market $76,000 Active 54 DOM
5. 2026-06-14
   days on market $76,000 Active 52 DOM
6. 2026-06-13
   days on market $76,000 Active 51 DOM
7. 2026-06-10
   days on market $76,000 Active 49 DOM
8. 2026-06-09
   days on market $76,000 Active 48 DOM
9. 2026-06-08
   days on market $76,000 Active 47 DOM
10. 2026-06-07
    pricedays on market $76,000 Active 46 DOM
11. 2026-06-03
    days on market $79,000 Active 42 DOM
12. 2026-06-02
    days on market $79,000 Active 41 DOM
13. 2026-06-01
    days on market $79,000 Active 40 DOM
14. 2026-05-31
    days on market $79,000 Active 39 DOM
15. 2026-05-30
    days on market $79,000 Active 38 DOM
16. 2026-05-14
    price $79,000 1045-char remark

    Show marketing remark (1045 chars)

    On A Budget? This Fresh Start Makes Sense! Imagine coming home to a place that feels entirely new — because most of it is. This thoughtfully updated 924 sq/ft manufactured home offers everyday comfort, and it shows the moment you walk through the door. Inside, you'll find brand-new flooring underfoot, a fully remodeled kitchen, and two updated bathrooms. Fresh paint, new lighting, and updated doors and trim give every room a clean, intentional feel. Central HVAC — also new — keeps things comfortable year-round, and in-home laundry means no more hauling baskets across town. Outside, a freshly repainted T111 exterior, new vinyl windows, and new composition roof mean the hard work is already done. A covered carport with attached storage rounds out the practical side of things. Schedule your showing today. *Land not included - Located in Vista Park Mobile Home Court - Subject to Park Approval prior to closing. *Need financing help? We can guide you in the right direction there too! Call your favorite REALTOR today!

17. 2026-04-22
    listed $85,000 Active 1045-char remark

    Show marketing remark (1045 chars)

    On A Budget? This Fresh Start Makes Sense! Imagine coming home to a place that feels entirely new — because most of it is. This thoughtfully updated 924 sq/ft manufactured home offers everyday comfort, and it shows the moment you walk through the door. Inside, you'll find brand-new flooring underfoot, a fully remodeled kitchen, and two updated bathrooms. Fresh paint, new lighting, and updated doors and trim give every room a clean, intentional feel. Central HVAC — also new — keeps things comfortable year-round, and in-home laundry means no more hauling baskets across town. Outside, a freshly repainted T111 exterior, new vinyl windows, and new composition roof mean the hard work is already done. A covered carport with attached storage rounds out the practical side of things. Schedule your showing today. *Land not included - Located in Vista Park Mobile Home Court - Subject to Park Approval prior to closing. *Need financing help? We can guide you in the right direction there too! Call your favorite REALTOR today!

ⓘ 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: $390 · $33/mo
• Projected year-2 tax: $737 · $61/mo
• Expected delta: +$347/yr (+$29/mo · 89.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 10 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,400
• − Mortgage interest: −$4,257
• − Property taxes: −$390
• − Insurance: −$380
• − Repairs & maintenance: −$1,392
• − Management: −$1,392
• − Depreciation: −$2,211
• Taxable income: $7,378
• Est. tax owed @ 24.0%: −$1,771
• After-tax cash flow: $6,423/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: Hermiston SD 8
• NCES district ID: 4106300
• Math proficiency: 44% ▬ 0.00%
• Reading proficiency: 56% ▼ -1.00%
• Median HH income: $50,109
• Composite: 44.79/100
• National rank: #5948
• State rank: #36 of 183 in OR

Livability — Hermiston

• Score: 68/100
• State rank: #158
• US rank: #9212

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 27,979
• Population (ZIP): 27,979

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 48% Hispanic / Latino 45% Two or more races 16% Asian 1%
• Hispanic origin (detail): Mexican 39%
• Common ancestry: Portuguese 3% Italian 2% Slovak 2%
• Foreign-born: 17% · Canada
• Languages at home: 62% English-only · Spanish 36% Other Asian/Pacific 1%

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: ▼ -229.09%
• Current HPI: 212.1847
• Rent YoY: —
• Metro: —
• 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

-7.1% since first listed

2 events — show timeline

• 2026-05-14 Price Changed $79,000 RMLS
• 2026-04-22 Listed $85,000 RMLS

Property tax history

+4.4%/yr

Latest (2025): $390 · +7.7% YoY. Source: county tax records.