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Property profile & analytics
OFF-MARKET
Estimated value
$1,110,000
Hotels
310 Dorion Ave, Pendleton, OR 97801-2530
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US71-0453995
Property summary
AI-generated overview
This exceptional 40-key motel, the Motolodge Pendleton, presents a lucrative investment opportunity. Boasting 16,000 square feet on a 20,500 square foot lot, this two-story property underwent a complete renovation in 2022. Originally built in 1959, the motel now features well-appointed rooms with custom furniture, carpeting, high-quality linens, modern bathrooms including socially responsible amenities, and 50-inch flat-screen TVs. The property is zoned C-1 and offers fee simple ownership. Located at 310 SE Dorion Ave, Pendleton, OR 97801, in Umatilla County, this motel enjoys a prime location along the historic Oregon Trail, conveniently situated midway between Portland and Boise. Pendleton, known for its rodeo, wool, and whiskey, offers a rich history and attracts numerous visitors. This turnkey operation is ready for immediate income generation, presenting a rare chance to acquire a thriving hospitality business in a desirable location. The asking price is $2,650,000.
Property profile
Verified
Property type
Hotels
Use group
HOTEL/MOTEL
Year built
1959
Total area
12,166 SF
Lot
0.47 ac (20,500 SF)
Zoning code
C-1
APN
2N3211BB08500
UPID
US71-0453995
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.25M
CAP Approach
CAP
$1.17M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.11M
Owner & transaction history
Pendleton Motolodge LLC · 4 yrs held
Pendleton Motolodge LLC
since 2021
Last sale
$1.0M
7 recorded transactions
Zoning & alternative use
C-1 · Pendleton, OR
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.8M
+208.7%
Auto repair, garage
$1.3M
+112.1%
Restaurant
$1.2M
+100.8%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Pendleton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Pendleton submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
$1,120,000
ML approach
$1,245,000
CAP Approach
CAP Return
Estimation
6%
$1,265,000
6.5%
$1,165,000
7%
$1,085,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,840,000
Change: +209% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,265,000
Change: +112% · Conversion: Difficult
RESTAURANT
$1,195,000
Change: +101% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$1,195,000
Change: +100% · Conversion: Difficult
MEDICAL BUILDING
$1,105,000
Change: +85% · Conversion: Difficult
RETAIL STORES
$975,000
Change: +63% · Conversion: Difficult
COMMERCIAL (GENERAL)
$850,000
Change: +42% · Conversion: Difficult
Blend value · Realmo final
$1.11M
Range $999k – $1.22M · ±10% · vs last sale $1.00M (Dec 15 2021)
Last sale anchor
$1.00M
Dec 15 2021
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$91 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$15,083
Tax year 2023
Assessed value
$810,090
Assessed 2023
Previous assessed
$810,090
+0.0% YoY
Effective rate
1.86%
On assessed value
Assessed land
$252,650
Assessed improvement
$557,440
Land market value
$89,630
Improvement market value
$887,760
Total market value
$977,390
Applied tax rate
1,608.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Hotels
Use group
HOTEL/MOTEL
Status
Off-Market
Year built
1959
Heating
NONE
Total area
12,166 SF
Lot
0.47 ac (20,500 SF)
Zoning code
C-1
APN
2N3211BB08500
UPID
US71-0453995
Jurisdiction
UMATILLA
Zoning & alternative use
C-1 · Pendleton, OR
Zoning C-1 · permitted uses
C-1 · Pendleton, OR
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Pendleton. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING
Est. value
$1.8M
AUTO REPAIR, GARAGE
Est. value
$1.3M
RESTAURANT
Est. value
$1.2M
INDUSTRIAL (GENERAL)
Est. value
$1.2M
MEDICAL BUILDING
Est. value
$1.1M
RETAIL STORES
Est. value
$975,000
COMMERCIAL (GENERAL)
Est. value
$850,000
OFFICE BUILDING
AUTO REPAIR, GARAGE
RESTAURANT
INDUSTRIAL (GENERAL)
MEDICAL BUILDING
RETAIL STORES
COMMERCIAL (GENERAL)
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1959
Heating
NONE
Lot
0.47 ac
Current owner
From public records · entity-resolved
Pendleton Motolodge LLC
Entity
Mailing address
310 SE DORION AVE, PENDLETON, OR 97801-2530
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 2, 2023
—
Pendleton Motolodge LLC
—
Deed
related
$1,616,000 · Old West FCU
Apr 11, 2022
—
Pendleton Motolodge LLC
—
Deed
related
$10,000 · Pendleton Development Commision
Dec 15, 2021
$1,004,000
Pendleton Motolodge LLC
Reddyc03 Lc
Warranty Deed
$653,600 · Old West FCU
Dec 15, 2021
—
Pendleton Motolodge LLC
—
Deed
related
$653,600 · Old West FCU
Apr 24, 2018
—
Reddyco3 LLC
—
Deed
related
$665,000 · Old West FCU
May 26, 2010
$725,000
Gorham Lodging INC
Barry A Buehler
Warranty Deed
$570,000 · Barry A Buehler Etal
Apr 30, 2010
—
Barry A Buehler
Pendleton Travelers Inn LLC
Quit Claim Deed
related
—
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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