153 W Beech Ave · Hermiston, OR 97838

$299,000

2 bd · 2.0 ba · 936 sqft · MultiFamily public records · 271 Days on market

Built 1950 10,018 sqft lot

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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 +24.9/30.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

This property offers income potential and flexible use! Situated on a commercial lot, the property includes:Duplex – Each unit features 2 bedrooms and 1 bathroom. A complete Separate Living Quarters – A detached 3 bedroom, 1 bathroom.The home adds additional rental or owner-occupancy options. Plenty of opportunity for investors, business owners, or anyone looking for multi-use potential. With a mix of residential dwellings on a commercial lot, the possibilities are endless—live in one, rent the others, or maximize income by leasing all units. $150,000 down, seller will carry a contract.

Key facts

• Income potential
• Detached 3 bedroom
• Commercial lot

Tags

• INCOME POTENTIAL
• FLEXIBLE USE
• COMMERCIAL LOT
• SEPARATE LIVING QUARTERS
• DETACHED 3 BEDROOM

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath multifamily listed at $299k.

Deal economics

• At list price, monthly cash flow is $639 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $299k).
• Recommended offer: $263k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $2k of loan paydown is wiped out by about $9k 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 271 days — a 12% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $22k; list at $299k implies a 1259% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $263,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 271 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 1950 — 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.05% ✓
• Cap rate: 8.86%
• Cash-on-cash: 9.16%
• DSCR: 1.41
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -2.5%
• Equity multiple: 0.91×
• Total profit: $-7,844
• Equity at exit: $44,582

10-year hold

• IRR: 7.2%
• Equity multiple: 1.54×
• Total profit: $45,220
• Equity at exit: $25,852

Cash invested: $83,720 (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: 25.1×

Monthly cashflow live

• Estimated rent: $3,150 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$157 /mo · $1,884/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$662
• Net cashflow: $639

Break-even live

Break-even rent $2,341

Max offer price $299,000

Occupancy floor 75%

Sensitivity live

Price	-10% $808	-5% $724	+0% $639	+5% $554	+10% $470
Rent	-10% $390	-5% $514	+0% $639	+5% $763	+10% $888
Rate	-1.0pp $789	-0.5pp $715	base $639	+0.5pp $561	+1.0pp $483

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,984
1× unit	3	1	$1,167
Total (3 units)			$3,150

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
385 E Cherry Ave #2 Hermiston, OR	1.0	1.0	576	$1,095	$1.90	14d	1	0.36mi
510 NE 4th St Unit 510 Hermiston, OR	2.0	1.0	806	$1,450	$1.80	14d	1	0.44mi
955 W Hermiston Ave Apt 4 Hermiston, OR	2.0	1.0	900	$1,350	$1.50	44d	1	0.79mi
955 W Hermiston Ave Unit 9 Hermiston, OR	1.0	1.0	900	$1,150	$1.28	44d	1	0.79mi

Listing history 17 events

1. 2026-06-18
   days on market $299,000 Active 271 DOM
2. 2026-06-17
   days on market $299,000 Active 270 DOM
3. 2026-06-16
   days on market $299,000 Active 269 DOM
4. 2026-06-15
   days on market $299,000 Active 268 DOM
5. 2026-06-14
   days on market $299,000 Active 266 DOM
6. 2026-06-13
   days on market $299,000 Active 265 DOM
7. 2026-06-10
   days on market $299,000 Active 263 DOM
8. 2026-06-09
   days on market $299,000 Active 262 DOM
9. 2026-06-08
   days on market $299,000 Active 261 DOM
10. 2026-06-07
    days on market $299,000 Active 260 DOM
11. 2026-06-03
    days on market $299,000 Active 256 DOM
12. 2026-06-02
    days on market $299,000 Active 255 DOM
13. 2026-06-01
    days on market $299,000 Active 254 DOM
14. 2026-05-31
    days on market $299,000 Active 253 DOM
15. 2026-05-30
    days on market $299,000 Active 252 DOM
16. 2025-09-18
    listed $299,000 Active 614-char remark

    Show marketing remark (614 chars)

    This property offers income potential and flexible use! Situated on a commercial lot, the property includes:Duplex – Each unit features 2 bedrooms and 1 bathroom. A complete Separate Living Quarters – A detached 3 bedroom, 1 bathroom.The home adds additional rental or owner-occupancy options. Plenty of opportunity for investors, business owners, or anyone looking for multi-use potential. With a mix of residential dwellings on a commercial lot, the possibilities are endless—live in one, rent the others, or maximize income by leasing all units. $150,000 down, seller will carry a contract.

17. 1993-12-16
    soldstatus $22,000

ⓘ 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: $1,884 · $157/mo
• Projected year-2 tax: $2,900 · $242/mo
• Expected delta: +$1,016/yr (+$85/mo · 53.9%)

ⓘ 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 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: $37,800
• − Mortgage interest: −$16,749
• − Property taxes: −$1,884
• − Insurance: −$1,495
• − Repairs & maintenance: −$3,024
• − Management: −$3,024
• − Depreciation: −$8,698
• Taxable income: $2,926
• Est. tax owed @ 24.0%: −$702
• After-tax cash flow: $6,965/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

+1259.1% since first listed

2 events — show timeline

• 2025-09-18 Listed $299,000 RMLS
• 1993-12-16 Sold (Public Records) $22,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $1,884 · +2.3% YoY. Source: county tax records.