445 E Jennie Ave #92 · Hermiston, OR 97838

$94,990

2 bd · 2.0 ba · 1,188 sqft · Manufactured · 141 Days on market

Built 1989 $80/sqft · 22% below area Est $123k · 22% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• 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

Well-maintained Silvercrest manufactured home located in Tierra Linda Estates. Built in 1989 as one of the first “Good Sense Homes” and offers 1188 square feet of living space. It’s a nice open concept living/dining/kitchen area with vaulted ceilings. All furnishings and appliances are included making this a true move-in-ready home. The kitchen has oak cabinets and eating bar. Primary bedroom has vaulted ceilings, walk-in closet, and bathroom is equipped with a walk-in tub. Enjoy relaxing or entertaining on the large covered patio with family & friends. The exterior of the home was painted approx 5–7 years ago. A nice small yard area for pets. Storage shed for all your outdoor and storage needs. New buyer will need to complete application and have park approval prior to closing. Lot space includes water & sewer. Lot rent is $750/mo. Don’t miss the chance to make it yours. Schedule your showing today!

Key facts

• Oak cabinets
• Walk-in closet
• Walk-in tub

Tags

• VAULTED CEILINGS
• OAK CABINETS
• EATING BAR
• WALK-IN CLOSET
• WALK-IN TUB
• LARGE COVERED PATIO

🏷️ Possibly a rental listed for sale. The $94,990 price doesn't fit this home's estimated sale value (~$122,550) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $95k.

Deal economics

• At list price, monthly cash flow is $456 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.1% 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $656 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 141 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 21y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $5k; list at $95k implies a 1800% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $83,591 (12.0% below list)

Questions for the listing agent

1. It's been on market 141 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.48% ✓
• Cap rate: 12.06%
• Cash-on-cash: 20.58%
• DSCR: 1.92
• GRM: 5.6

CMA / ARV

• ARV (median comp): $122,550
• List price: $94,990
• Delta: -22.49%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
445 SE 5th St	0.59mi	3/2.0 (+1)	1,188 (0%)	18mo	$269,000	$226	52
1767 NE 2nd Pl	0.66mi	3/2.0 (+1)	1,280 (+8%)	6mo	$276,500	$216	46

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.9%
• Equity multiple: 1.51×
• Total profit: $13,687
• Equity at exit: $14,163

10-year hold

• IRR: 21.8%
• Equity multiple: 2.86×
• Total profit: $49,421
• Equity at exit: $8,213

Cash invested: $26,597 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,408 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $456

Break-even live

Break-even rent $831

Max offer price $94,990

Occupancy floor 63%

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: $23,748
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	0.13mi
955 W Hermiston Ave Apt 4 Hermiston, OR	2.0	1.0	900	$1,350	$1.50	43d	1	1.14mi
955 W Hermiston Ave Unit 9 Hermiston, OR	1.0	1.0	900	$1,150	$1.28	43d	1	1.14mi

Listing history 18 events

1. 2026-06-18
   days on market $94,990 Active 141 DOM
2. 2026-06-17
   days on market $94,990 Active 140 DOM
3. 2026-06-16
   days on market $94,990 Active 139 DOM
4. 2026-06-15
   days on market $94,990 Active 138 DOM
5. 2026-06-14
   days on market $94,990 Active 136 DOM
6. 2026-06-13
   days on market $94,990 Active 135 DOM
7. 2026-06-10
   days on market $94,990 Active 133 DOM
8. 2026-06-09
   days on market $94,990 Active 132 DOM
9. 2026-06-08
   days on market $94,990 Active 131 DOM
10. 2026-06-07
    days on market $94,990 Active 130 DOM
11. 2026-06-03
    days on market $94,990 Active 126 DOM
12. 2026-06-02
    days on market $94,990 Active 125 DOM
13. 2026-06-01
    days on market $94,990 Active 124 DOM
14. 2026-05-31
    days on market $94,990 Active 123 DOM
15. 2026-05-30
    days on market $94,990 Active 122 DOM
16. 2026-01-28
    listed $94,990 Active 959-char remark

    Show marketing remark (959 chars)

    Well-maintained Silvercrest manufactured home located in Tierra Linda Estates. Built in 1989 as one of the first “Good Sense Homes” and offers 1188 square feet of living space. It’s a nice open concept living/dining/kitchen area with vaulted ceilings. All furnishings and appliances are included making this a true move-in-ready home. The kitchen has oak cabinets and eating bar. Primary bedroom has vaulted ceilings, walk-in closet, and bathroom is equipped with a walk-in tub. Enjoy relaxing or entertaining on the large covered patio with family & friends. The exterior of the home was painted approx 5–7 years ago. A nice small yard area for pets. Storage shed for all your outdoor and storage needs. New buyer will need to complete application and have park approval prior to closing. Lot space includes water & sewer. Lot rent is $750/mo. Don’t miss the chance to make it yours. Schedule your showing today!

17. 2006-01-13
    soldstatus $5,000 106-char remark

    Show marketing remark (106 chars)

    INCLUDES: REFRIGERATOR. CALL LISTING OFFICE PRIOR TO ALL SHOWINGS - SPECIAL INSTRUCTIONS REGARDING KEYS!!!

18. 2005-11-21
    listed $5,000 106-char remark

    Show marketing remark (106 chars)

    INCLUDES: REFRIGERATOR. CALL LISTING OFFICE PRIOR TO ALL SHOWINGS - SPECIAL INSTRUCTIONS REGARDING KEYS!!!

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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 · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,902
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,352
• − Management: −$1,352
• − Depreciation: −$2,763
• Taxable income: $4,213
• Est. tax owed @ 24.0%: −$1,011
• After-tax cash flow: $4,464/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

• Census place: Hermiston, OR
• 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

+1799.8% since first listed

3 events — show timeline

• 2026-01-28 Listed $94,990 RMLS
• 2006-01-13 Sold (MLS) $5,000 RMLS
• 2005-11-21 Listed $5,000 RMLS