1145 SW Cypress St #1 · McMinnville, OR 97128

$149,900

3 bd · 2.5 ba · 1,500 sqft · Manufactured public records · 53 Days on market

Built 1989 $100/sqft · 9% above area Est $137k · 9% over

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.8/10.0
• Livability +3.8/5.0
• ARV discount +3.4/15.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well-maintained 3 bed, 2 bath manufactured home on a desirable corner lot offering added privacy. This property features a spacious 2-car garage equipped with auto exhaust ventilation—ideal for car enthusiasts—plus a flat driveway and beautifully pruned, mature landscaping. Major updates include a newer roof (8 years) and a heat pump and furnace installed just 8 months ago. The home boasts an inviting layout with both living and family rooms, filled with abundant natural light and enhanced by all-new blinds throughout.The primary suite includes a soaking tub, walk-in shower, dual sinks, and updated lighting. Enjoy the convenience of an oversized laundry room complete with a utility sink, countertops, and ample cabinetry. Outdoor living is a highlight with both a covered deck and covered patio, along with a charming detached shed and an additional workshop/storage shed. A fully covered walkway connects the garage to the home—perfect for staying dry year-round. A rare combination of comfort, functionality, and thoughtful upgrades—this home is a must-see!

Key facts

• Heat pump
• Flat driveway
• Newer roof

Tags

• CORNER LOT
• FLAT DRIVEWAY
• MATURE LANDSCAPING
• NEWER ROOF
• HEAT PUMP
• OVERSIZED LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $988 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.2% vs local median 3.2% in McMinnville — 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 76/100 on livability (#79 in OR, #3,556 nationally) — a middle-class / working-renter tenant base. Strengths: health & safety A+, housing A, crime B; Watch: commute D+.
• Mcminnville SD 40 (town): math 50% / reading 58% proficiency, ranked #20 of 183 in OR (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents flat; 390 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 282 units permitted in Yamhill County in 2024 (0 in 5+ unit buildings).
• This rent runs 38% of the median local income ($76k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Yamhill County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 0.8% rent growth), your $42k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago; this cycle's ask has dropped $20k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $150k implies a 279% gain — meaningful room to come down on a strong offer.

Recommended offer $145,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.62% ✓
• Cap rate: 14.20%
• Cash-on-cash: 28.24%
• DSCR: 2.26
• GRM: 5.2

CMA / ARV

• ARV (median comp): $137,268
• List price: $149,900
• Delta: 23.77%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1230 SW Emma Dr	0.11mi	3/2.0	1,512 (+1%)	1mo	$172,800	$114	90
1168 SW Emma Dr	0.12mi	3/2.0	1,512 (+1%)	9mo	$140,000	$93	83
1679 SW Richard Ct	0.29mi	3/2.0	1,512 (+1%)	3mo	$160,000	$106	81
1177 SW Emma Dr	0.13mi	3/2.0	1,512 (+1%)	13mo	$170,000	$112	80
1154 SW Emma Dr	0.12mi	3/2.0	1,560 (+4%)	8mo	$173,000	$111	79
1145 SW Cypress St #63	0.11mi	3/2.0	1,556 (+4%)	9mo	$165,000	$106	79
1156 SW Westvale St #197	0.16mi	2/2.0 (-1)	1,620 (+8%)	0mo	$168,800	$104	72
1156 SW Westvale St	0.16mi	2/2.0 (-1)	1,620 (+8%)	0mo	$168,800	$104	72
1377 SW Louise Dr	0.24mi	3/2.0	1,296 (-14%)	2mo	$169,900	$131	63
1501 SW Baker St #38	0.64mi	2/2.0 (-1)	1,368 (-9%)	8mo	$74,000	$54	42
1535 NW 2nd St	0.70mi	2/2.0 (-1)	1,344 (-10%)	10mo	$50,000	$37	35
1501 SW Baker St #25	0.58mi	3/2.0	1,276 (-15%)	14mo	$160,000	$125	34

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 · 0.79% rent growth · sell at horizon

5-year hold

• IRR: 20.0%
• Equity multiple: 1.79×
• Total profit: $33,320
• Equity at exit: $22,351

10-year hold

• IRR: 26.8%
• Equity multiple: 3.13×
• Total profit: $89,205
• Equity at exit: $12,961

Cash invested: $41,972 (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 97128

• Rents YoY: 0.8%
• Active inventory: 390
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $2,423 high
• Mortgage (P&I): −$786
• Tax from tax record: −$78 /mo · $934/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$509
• Net cashflow: $988

Break-even live

Break-even rent $1,173

Max offer price $149,900

Occupancy floor 54%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
982 SW Hawthorne St McMinnville, OR	3.0	2.0	1458	$2,375	$1.63	21d	1	0.28mi
939 SW Fellows Ct McMinnville, OR	3.0	2.0	1729	$2,375	$1.37	43d	1	0.40mi
1302 SW Wright St McMinnville, OR	3.0	2.5	1763	$2,400	$1.36	43d	1	0.57mi
417 SW Pemberly Loop McMinnville, OR	3.0	2.5	1700	$2,200	$1.29	43d	1	0.61mi
136 SW Sharon Jane Pl McMinnville, OR	3.0	2.0	1477	$2,150	$1.46	21d	1	0.64mi
1795 NW 2nd St McMinnville, OR	2.0–3.0	1.0	1250	$2,250	$1.80	1d	2	0.65mi
467 NW Meadows Dr McMinnville, OR	3.0	2.0	1278	$2,100	$1.64	43d	1	0.73mi
1149 SW Brockwood Ave McMinnville, OR	3.0	2.0	1432	$3,600	$2.51	23d	1	0.75mi
140 SW Daniels St McMinnville, OR	3.0	1.0	1524	$1,995	$1.31	23d	1	0.82mi
624 SW Drumwood Ave McMinnville, OR	1.0–3.0	1.0–1.5	878	$2,400	$2.73	1d	4	0.92mi
1701 NW Wallace Rd Unit 1550269P McMinnville, OR	2.0	2.0	1560	$6,009	$3.85	7d	1	1.17mi
1116 SE Millright Ave McMinnville, OR	3.0	2.5	1652	$2,300	$1.39	43d	1	1.35mi
1126 SE Rummel St Unit 1128 McMinnville, OR	2.0	1.0	1070	$1,795	$1.68	16d	1	1.44mi

Listing history 17 events

1. 2026-06-19
   price $149,900 Active 53 DOM
2. 2026-06-18
   days on market $169,900 Active 53 DOM
3. 2026-06-17
   days on market $169,900 Active 52 DOM
4. 2026-06-16
   days on market $169,900 Active 51 DOM
5. 2026-06-15
   days on market $169,900 Active 50 DOM
6. 2026-06-13
   days on market $169,900 Active 48 DOM
7. 2026-06-13
   pricedays on market $169,900 Active 47 DOM
8. 2026-06-09
   days on market $175,770 Active 44 DOM
9. 2026-06-08
   days on market $175,770 Active 43 DOM
10. 2026-06-07
    days on market $175,770 Active 42 DOM
11. 2026-06-05
    pricestatusdays on market $175,770 Active 39 DOM
12. 2026-05-18
    status Pending 1092-char remark

    Show marketing remark (1092 chars)

    Well-maintained 3 bed, 2 bath manufactured home on a desirable corner lot offering added privacy. This property features a spacious 2-car garage equipped with auto exhaust ventilation—ideal for car enthusiasts—plus a flat driveway and beautifully pruned, mature landscaping. Major updates include a newer roof (8 years) and a heat pump and furnace installed just 8 months ago. The home boasts an inviting layout with both living and family rooms, filled with abundant natural light and enhanced by all-new blinds throughout.The primary suite includes a soaking tub, walk-in shower, dual sinks, and updated lighting. Enjoy the convenience of an oversized laundry room complete with a utility sink, countertops, and ample cabinetry. Outdoor living is a highlight with both a covered deck and covered patio, along with a charming detached shed and an additional workshop/storage shed. A fully covered walkway connects the garage to the home—perfect for staying dry year-round. A rare combination of comfort, functionality, and thoughtful upgrades—this home is a must-see!

13. 2026-04-10
    listed $169,900 Active 1092-char remark

    Show marketing remark (1092 chars)

    Well-maintained 3 bed, 2 bath manufactured home on a desirable corner lot offering added privacy. This property features a spacious 2-car garage equipped with auto exhaust ventilation—ideal for car enthusiasts—plus a flat driveway and beautifully pruned, mature landscaping. Major updates include a newer roof (8 years) and a heat pump and furnace installed just 8 months ago. The home boasts an inviting layout with both living and family rooms, filled with abundant natural light and enhanced by all-new blinds throughout.The primary suite includes a soaking tub, walk-in shower, dual sinks, and updated lighting. Enjoy the convenience of an oversized laundry room complete with a utility sink, countertops, and ample cabinetry. Outdoor living is a highlight with both a covered deck and covered patio, along with a charming detached shed and an additional workshop/storage shed. A fully covered walkway connects the garage to the home—perfect for staying dry year-round. A rare combination of comfort, functionality, and thoughtful upgrades—this home is a must-see!

14. 2014-09-04
    soldstatus $39,500 Sold 274-char remark

    Show marketing remark (274 chars)

    This is a spacious home, lots of improvements have been made inside and out. Has its own 2 car garage!!! on large Corner Lot, new roof, immaculate landscaping, cyclone fenced with a separate fenced area. All appliances included. A must to see inside!! Needs park approval!

15. 2014-08-25
    status Pending 274-char remark

    Show marketing remark (274 chars)

    This is a spacious home, lots of improvements have been made inside and out. Has its own 2 car garage!!! on large Corner Lot, new roof, immaculate landscaping, cyclone fenced with a separate fenced area. All appliances included. A must to see inside!! Needs park approval!

16. 2014-08-22
    price $41,500 274-char remark

    Show marketing remark (274 chars)

    This is a spacious home, lots of improvements have been made inside and out. Has its own 2 car garage!!! on large Corner Lot, new roof, immaculate landscaping, cyclone fenced with a separate fenced area. All appliances included. A must to see inside!! Needs park approval!

17. 2014-07-15
    listed $44,900 Active 274-char remark

    Show marketing remark (274 chars)

    This is a spacious home, lots of improvements have been made inside and out. Has its own 2 car garage!!! on large Corner Lot, new roof, immaculate landscaping, cyclone fenced with a separate fenced area. All appliances included. A must to see inside!! Needs park approval!

ⓘ 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: $934 · $78/mo
• Projected year-2 tax: $1,454 · $121/mo
• Expected delta: +$520/yr (+$43/mo · 55.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 14 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: $29,076
• − Mortgage interest: −$8,397
• − Property taxes: −$934
• − Insurance: −$750
• − Repairs & maintenance: −$2,326
• − Management: −$2,326
• − Depreciation: −$4,361
• Taxable income: $9,983
• Est. tax owed @ 24.0%: −$2,396
• After-tax cash flow: $9,458/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: Mcminnville SD 40
• NCES district ID: 4108010
• Math proficiency: 50% ▼ -1.00%
• Reading proficiency: 58% ▼ -1.00%
• Median HH income: $47,382
• Composite: 47.69/100
• National rank: #4919
• State rank: #20 of 183 in OR

Livability — McMinnville

• Score: 76/100
• State rank: #79
• US rank: #3556

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: McMinnville, OR
• County: Yamhill County · 71,150 people
• City population: 38,664
• Metro: Portland-Vancouver-Hillsboro, OR-WA
• Population (ZIP): 38,664
• Household income: $75,896
• Rent vs Own: 34.2% rent · 65.8% own
• Severe rent burden: 1508.0

Population outlook (Yamhill County) Hauer SSP2

• Today (2025): 109,295 people
• By 2030: 112,060 · +2.5%
• By 2040: 115,975 · +6.1%
• By 2050: 118,155 · +8.1%
• By 2075: 120,968 · +10.7%
• By 2100: 116,163 · +6.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 19% Two or more races 14% Asian 2%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Italian 6% Portuguese 3% Slovak 3%
• Foreign-born: 9% · Canada, China, South Korea
• Languages at home: 85% English-only · Spanish 13% Chinese 1% German/W. Germanic 1%

Political lean MEDSL · Yamhill

• 2024 margin: Lean R (+6.1) · D 45.3% · R 51.4% · Other 3.3%
• 2008→2024 swing: -4.8pp toward R · 2008: -1.4pp · 2024: -6.1pp
• All cycles: 2024: R+6.1 2020: R+4.0 2016: R+8.8 2012: R+6.7 2008: R+1.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -201.59%
• Current HPI: 320.373
• Rent YoY: ▲ 0.79%
• Metro: Portland-Vancouver-Hillsboro, OR-WA
• 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

+278.4% since first listed

6 events — show timeline

• 2026-05-18 Pending — RMLS
• 2026-04-10 Listed $169,900 RMLS
• 2014-09-04 Sold (MLS) $39,500 RMLS
• 2014-08-25 Pending — RMLS
• 2014-08-22 Price Changed $41,500 RMLS
• 2014-07-15 Listed $44,900 RMLS

Property tax history

+2.2%/yr

Latest (2025): $934 · +5.5% YoY. Source: county tax records.