1036 W Hermiston Ave · Hermiston, OR 97838

$167,980

4 bd · 1.0 ba · 1,288 sqft · SingleFamily public records · 65 Days on market

Built 1912 7,405 sqft lot $130/sqft · 45% below area Est $306k · 45% under

---

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 +24.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +5.9/10.0
• 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

It is a criminal offense to trespass on this property. This Contemporary style single family home offers 3 bedrooms and 1 bathroom with approximately 1360 square feet of living space on a 0.17 acre lot. There are no inspection or financing contingencies on this cash only purchase. No Buyer Premium on this property. The seller has closing representation in this transaction. The buyer has the right to select their own title/closing company, or may use the sellers title company. The buyer is responsible for all closing costs in this transaction. The foreclosure deed has been recorded, allowing for shorter closing timelines. Offers to be placed on Xome website. Interior inspections are not available. Do not trespass! Forward all inquiries and questions to Xome Customer Service. NO REPRESENTATION TO VALIDITY OF INFORMATION IS MADE, BUYER TO VERIFY ALL INFORMATION WHERIN.

Key facts

• 7,405 sq ft lot
• Built 1912
• Listed 65 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $168k.

Deal economics

• At list price, monthly cash flow is $328 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $168k).
• Recommended offer: $158k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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; 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 $1k of loan paydown is wiped out by about $5k 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 65 days — a 6% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 19y 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.

Risks & watch-outs

• Watch-outs: built in 1912 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 6→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,901 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1912 — 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: 1.09% ✓
• Cap rate: 8.63%
• Cash-on-cash: 8.36%
• DSCR: 1.37
• GRM: 7.7

CMA / ARV

• ARV (median comp): $306,371
• List price: $167,980
• Delta: -45.17%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1055 W Madrona Ave	0.03mi	3/1.0 (-1)	1,276 (-1%)	8mo	$180,000	$141	85
1390 W Orchard Ave	0.33mi	3/2.0 (-1)	1,352 (+5%)	1mo	$428,400	$317	66
773 W Tamarack Ave	0.39mi	3/1.0 (-1)	1,212 (-6%)	1mo	$272,000	$224	66
225 SW 7th Pl	0.40mi	3/1.0 (-1)	1,189 (-8%)	2mo	$270,000	$227	62
885 W Duane Ave	0.56mi	3/2.0 (-1)	1,294 (+0%)	2mo	$298,000	$230	62
17 Westview Dr	0.29mi	3/2.0 (-1)	1,208 (-6%)	8mo	$309,000	$256	60
725 SW 11th St	0.36mi	3/1.0 (-1)	1,144 (-11%)	2mo	$230,000	$201	58
880 W Quince Ave	0.38mi	3/1.0 (-1)	1,124 (-13%)	5mo	$280,000	$249	52
955 SW 10th St	0.49mi	3/1.0 (-1)	1,172 (-9%)	9mo	$268,000	$229	49
1065 W Division Ave	0.62mi	3/2.0 (-1)	1,332 (+3%)	10mo	$295,000	$221	48
1630 SW Riverhill Dr	0.74mi	3/2.0 (-1)	1,281 (-0%)	10mo	$300,809	$235	47
1382 SW Riverhill Dr	0.73mi	3/2.0 (-1)	1,374 (+7%)	3mo	$319,999	$233	43

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: -3.6%
• Equity multiple: 0.86×
• Total profit: $-6,350
• Equity at exit: $25,046

10-year hold

• IRR: 6.1%
• Equity multiple: 1.45×
• Total profit: $21,344
• Equity at exit: $14,524

Cash invested: $47,034 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,828 medium
• Mortgage (P&I): −$881
• Tax from tax record: −$165 /mo · $1,982/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $328

Break-even live

Break-even rent $1,413

Max offer price $167,980

Occupancy floor 77%

Sensitivity live

Price	-10% $423	-5% $375	+0% $328	+5% $280	+10% $233
Rent	-10% $183	-5% $255	+0% $328	+5% $400	+10% $472
Rate	-1.0pp $412	-0.5pp $370	base $328	+0.5pp $284	+1.0pp $240

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: $41,995
• Closing costs: $5,039
• Reserves months: —
• Total cash needed: —

Listing history 36 events

1. 2026-06-18
   days on market $167,980 Active 65 DOM
2. 2026-06-17
   days on market $167,980 Active 64 DOM
3. 2026-06-16
   days on market $167,980 Active 63 DOM
4. 2026-06-15
   days on market $167,980 Active 62 DOM
5. 2026-06-14
   days on market $167,980 Active 60 DOM
6. 2026-06-13
   days on market $167,980 Active 59 DOM
7. 2026-06-10
   days on market $167,980 Active 57 DOM
8. 2026-06-09
   days on market $167,980 Active 56 DOM
9. 2026-06-08
   days on market $167,980 Active 55 DOM
10. 2026-06-07
    days on market $167,980 Active 54 DOM
11. 2026-06-03
    days on market $167,980 Active 50 DOM
12. 2026-06-02
    days on market $167,980 Active 49 DOM
13. 2026-06-01
    days on market $167,980 Active 48 DOM
14. 2026-05-31
    days on market $167,980 Active 47 DOM
15. 2026-05-30
    days on market $167,980 Active 46 DOM
16. 2026-04-13
    listed $167,980 Active 878-char remark

    Show marketing remark (878 chars)

    It is a criminal offense to trespass on this property. This Contemporary style single family home offers 3 bedrooms and 1 bathroom with approximately 1360 square feet of living space on a 0.17 acre lot. There are no inspection or financing contingencies on this cash only purchase. No Buyer Premium on this property. The seller has closing representation in this transaction. The buyer has the right to select their own title/closing company, or may use the sellers title company. The buyer is responsible for all closing costs in this transaction. The foreclosure deed has been recorded, allowing for shorter closing timelines. Offers to be placed on Xome website. Interior inspections are not available. Do not trespass! Forward all inquiries and questions to Xome Customer Service. NO REPRESENTATION TO VALIDITY OF INFORMATION IS MADE, BUYER TO VERIFY ALL INFORMATION WHERIN.

17. 2021-05-10
    soldstatus $195,000 Sold 456-char remark

    Show marketing remark (456 chars)

    Newly updated home for you to make your own and the park is across the street to enjoy! New carpet, new exterior & interior paint, laminate flooring, roof (about 5yrs old). Main level has living room, bedroom, kitchen, bath, laundry area and storage room. Upper level has a bonus room with 2 bedrooms. Large lot with tons of parking space. And the yard is yours to be creative with-build a firepit area, do a garden area, etc. Come take a look today.

18. 2021-05-10
    soldstatus $195,000

    Show marketing remark (456 chars)

    Newly updated home for you to make your own and the park is across the street to enjoy! New carpet, new exterior & interior paint, laminate flooring, roof (about 5yrs old). Main level has living room, bedroom, kitchen, bath, laundry area and storage room. Upper level has a bonus room with 2 bedrooms. Large lot with tons of parking space. And the yard is yours to be creative with-build a firepit area, do a garden area, etc. Come take a look today.

19. 2021-04-01
    status Pending 456-char remark

    Show marketing remark (456 chars)

    Newly updated home for you to make your own and the park is across the street to enjoy! New carpet, new exterior & interior paint, laminate flooring, roof (about 5yrs old). Main level has living room, bedroom, kitchen, bath, laundry area and storage room. Upper level has a bonus room with 2 bedrooms. Large lot with tons of parking space. And the yard is yours to be creative with-build a firepit area, do a garden area, etc. Come take a look today.

20. 2021-03-22
    listed $212,000 Active 456-char remark

    Show marketing remark (456 chars)

    Newly updated home for you to make your own and the park is across the street to enjoy! New carpet, new exterior & interior paint, laminate flooring, roof (about 5yrs old). Main level has living room, bedroom, kitchen, bath, laundry area and storage room. Upper level has a bonus room with 2 bedrooms. Large lot with tons of parking space. And the yard is yours to be creative with-build a firepit area, do a garden area, etc. Come take a look today.

21. 2017-09-28
    soldstatus $111,436 Sold
22. 2017-09-28
    soldstatus $111,536
23. 2017-07-28
    status Pending
24. 2017-07-26
    price $105,036
25. 2017-06-26
    historical
26. 2017-05-15
    listed $119,500 Active
27. 2017-05-15
    status Pending
28. 2017-05-13
    status Active
29. 2017-05-13
    status Active
30. 2013-07-17
    soldstatus $64,000
31. 2013-05-20
    historical
32. 2012-12-07
    listed $69,000
33. 2007-08-24
    soldstatus $99,900
34. 2007-08-24
    soldstatus $99,900
35. 2007-08-10
    historical
36. 2007-07-20
    listed $99,900

ⓘ 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: $1,982 · $165/mo
• Projected year-2 tax: $1,982 · $165/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 3/10 Moderate
• 🌡 Heat 5/10 Major 6 d/yr ≥98°F today · 13 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: $21,930
• − Mortgage interest: −$9,409
• − Property taxes: −$1,982
• − Insurance: −$840
• − Repairs & maintenance: −$1,754
• − Management: −$1,754
• − Depreciation: −$4,887
• Taxable income: $1,303
• Est. tax owed @ 24.0%: −$313
• After-tax cash flow: $3,619/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

+68.1% since first listed

21 events — show timeline

• 2026-04-13 Listed $167,980 MLSCO
• 2021-05-10 Sold (Public Records) $195,000 Public Records
• 2021-05-10 Sold (MLS) $195,000 RMLS
• 2021-04-01 Pending — RMLS
• 2021-03-22 Listed $212,000 RMLS
• 2017-09-28 Sold (Public Records) $111,536 Public Records
• 2017-09-28 Sold (MLS) $111,436 RMLS
• 2017-07-28 Pending — RMLS
• 2017-07-26 Price Changed $105,036 RMLS
• 2017-06-26 Delisted — RMLS
• 2017-05-15 Listed $119,500 RMLS
• 2017-05-15 Pending — RMLS
• 2017-05-13 Relisted — RMLS
• 2017-05-13 Relisted — RMLS
• 2013-07-17 Sold (MLS) $64,000 RMLS
• 2013-05-20 Delisted — RMLS
• 2012-12-07 Listed $69,000 RMLS
• 2007-08-24 Sold (Public Records) $99,900 Public Records
• 2007-08-24 Sold (MLS) $99,900 RMLS
• 2007-08-10 Delisted — RMLS
• 2007-07-20 Listed $99,900 RMLS

Property tax history

+4.7%/yr

Latest (2025): $1,982 · +2.3% YoY. Source: county tax records.