375 College St · Adams, OR 97810

$225,000

3 bd · 1.0 ba · 1,939 sqft · SingleFamily public records · 51 Days on market

Built 1962 0.33 ac lot $116/sqft · 34% below area Est $285k · 21% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +7.6/30.0
• Appreciation +5.0/10.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0
• 1% rule +1.3/10.0

Listing remarks MLS

Charming 3-Bed, 1-Bath Home on .33 Acre — 1,613 Sq FtDiscover this spacious single-story home offering 1,613 sq ft of living space on a generous .33-acre lot. Bright and welcoming, the floor plan includes a roomy living room, separate family room, and a large laundry/mudroom — great for families or hobbyists. The bathroom has been updated, and the home benefits from a new roof and several new windows. With a little TLC, this property has excellent potential to become your perfect home.Key Features3 bedrooms, 1 updated bathroom1,613 sq ft living space.33 acre lotLiving room plus family roomLarge laundry roomNew roof; some new windowsNeeds minor cosmetic updates/TLCSchedule a showing today — this home combines solid updates with opportunity for personalization.

Key facts

• Generous lot
• Roomy living room
• Large laundry room

Tags

• SPACIOUS SINGLE-STORY HOME
• GENEROUS LOT
• ROOMY LIVING ROOM
• SEPARATE FAMILY ROOM
• LARGE LAUNDRY ROOM
• UPDATED BATHROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-273 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $177k (21.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $141k (37.2% below list).
• Recommended offer: $141k (37.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#299 in OR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, 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.
• Market conditions: 6 active listings in the ZIP; 205 units permitted in Umatilla County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($2k loan paydown + $197 appreciation (0.1% local appreciation)).
• 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 51 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $141,201 (37.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
3. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-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 F 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.63% ✗
• Cap rate: 4.84%
• Cash-on-cash: -5.20%
• DSCR: 0.77
• GRM: 13.3

CMA / ARV

• ARV (median comp): $284,712
• List price: $225,000
• Delta: -20.97%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
170 Morrison St	0.17mi	2/1.0 (-1)	1,984 (+2%)	4mo	$302,500	$152	79
130 Morrison St	0.19mi	4/2.0 (+1)	2,182 (+12%)	23mo	$225,000	$103	42
49524 Adams Rd	0.70mi	3/2.0	1,736 (-10%)	12mo	$441,000	$254	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.09% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.8%
• Equity multiple: 0.63×
• Total profit: $-23,111
• Equity at exit: $66,319

10-year hold

• IRR: -1.8%
• Equity multiple: 0.81×
• Total profit: $-12,259
• Equity at exit: $80,510

Cash invested: $63,000 (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 97810

• Home prices YoY: 0.0%
• Active inventory: 6
• Price-to-rent: 13.3×

Monthly cashflow live

• Estimated rent: $1,412 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$115 /mo · $1,375/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $-273

Break-even live

Break-even rent $1,757

Max offer price $176,808

Occupancy floor —

Sensitivity live

Price	-10% $-145	-5% $-209	+0% $-273	+5% $-336	+10% $-400
Rent	-10% $-384	-5% $-329	+0% $-273	+5% $-217	+10% $-161
Rate	-1.0pp $-159	-0.5pp $-216	base $-273	+0.5pp $-331	+1.0pp $-390

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $225,000 Active 51 DOM
2. 2026-06-18
   days on market $225,000 Active 50 DOM
3. 2026-06-17
   days on market $225,000 Active 49 DOM
4. 2026-06-16
   days on market $225,000 Active 48 DOM
5. 2026-06-15
   days on market $225,000 Active 47 DOM
6. 2026-06-14
   days on market $225,000 Active 45 DOM
7. 2026-06-12
   days on market $225,000 Active 44 DOM
8. 2026-06-09
   days on market $225,000 Active 41 DOM
9. 2026-06-08
   days on market $225,000 Active 40 DOM
10. 2026-06-07
    days on market $225,000 Active 39 DOM
11. 2026-06-03
    days on market $225,000 Active 35 DOM
12. 2026-06-02
    days on market $225,000 Active 34 DOM
13. 2026-06-01
    days on market $225,000 Active 33 DOM
14. 2026-05-31
    days on market $225,000 Active 32 DOM
15. 2026-05-30
    days on market $225,000 Active 31 DOM
16. 2026-05-02
    status Active 787-char remark

    Show marketing remark (787 chars)

    Charming 3-Bed, 1-Bath Home on .33 Acre — 1,613 Sq FtDiscover this spacious single-story home offering 1,613 sq ft of living space on a generous .33-acre lot. Bright and welcoming, the floor plan includes a roomy living room, separate family room, and a large laundry/mudroom — great for families or hobbyists. The bathroom has been updated, and the home benefits from a new roof and several new windows. With a little TLC, this property has excellent potential to become your perfect home.Key Features3 bedrooms, 1 updated bathroom1,613 sq ft living space.33 acre lotLiving room plus family roomLarge laundry roomNew roof; some new windowsNeeds minor cosmetic updates/TLCSchedule a showing today — this home combines solid updates with opportunity for personalization.

17. 2026-04-23
    status Pending 787-char remark

    Show marketing remark (787 chars)

    Charming 3-Bed, 1-Bath Home on .33 Acre — 1,613 Sq FtDiscover this spacious single-story home offering 1,613 sq ft of living space on a generous .33-acre lot. Bright and welcoming, the floor plan includes a roomy living room, separate family room, and a large laundry/mudroom — great for families or hobbyists. The bathroom has been updated, and the home benefits from a new roof and several new windows. With a little TLC, this property has excellent potential to become your perfect home.Key Features3 bedrooms, 1 updated bathroom1,613 sq ft living space.33 acre lotLiving room plus family roomLarge laundry roomNew roof; some new windowsNeeds minor cosmetic updates/TLCSchedule a showing today — this home combines solid updates with opportunity for personalization.

18. 2026-04-21
    listed $225,000 Active 787-char remark

    Show marketing remark (787 chars)

    Charming 3-Bed, 1-Bath Home on .33 Acre — 1,613 Sq FtDiscover this spacious single-story home offering 1,613 sq ft of living space on a generous .33-acre lot. Bright and welcoming, the floor plan includes a roomy living room, separate family room, and a large laundry/mudroom — great for families or hobbyists. The bathroom has been updated, and the home benefits from a new roof and several new windows. With a little TLC, this property has excellent potential to become your perfect home.Key Features3 bedrooms, 1 updated bathroom1,613 sq ft living space.33 acre lotLiving room plus family roomLarge laundry roomNew roof; some new windowsNeeds minor cosmetic updates/TLCSchedule a showing today — this home combines solid updates with opportunity for personalization.

ⓘ 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: $1,375 · $115/mo
• Projected year-2 tax: $2,182 · $182/mo
• Expected delta: +$807/yr (+$67/mo · 58.7%)

ⓘ 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 4/10 Moderate 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 10 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,944
• − Mortgage interest: −$12,603
• − Property taxes: −$1,375
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,356
• − Management: −$1,356
• − Depreciation: −$6,545
• Taxable loss: −$7,416
• Est. tax savings @ 24.0%: +$1,780
• After-tax cash flow: $-1,494/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 — Adams

• Score: 59/100
• State rank: #299
• US rank: #19973

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Adams, OR
• Population (ZIP): 826

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 (87%)
• Race & ethnicity: White 87% Native American 7% Two or more races 3% Hispanic / Latino 1% Asian 1%
• Common ancestry: Portuguese 5% Italian 4% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 99% English-only · Tagalog/Filipino 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: ▲ 0.09%
• Current HPI: 220.1023
• 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

3 events — show timeline

• 2026-05-02 Relisted — RMLS
• 2026-04-23 Pending — RMLS
• 2026-04-21 Listed $225,000 RMLS

Property tax history

+0.1%/yr

Latest (2019): $1,375 · -3.2% YoY. Source: county tax records.