1000 S Mckern Ct #61 · Newberg, OR 97132

$135,000

3 bd · 2.5 ba · 1,236 sqft · Manufactured public records · 141 Days on market

Built 1995 $109/sqft · 16% above area Est $117k · 16% over ↓ 7% since listing

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• Livability +3.8/5.0
• Schools +3.4/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• ARV discount +0.5/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bright, white and spacious home - picture perfect and ready for you to move in! Delightful home with many upgrades - quartz countertops, stainless steel appliances, white new cabinetry and laminate flooring throughout. Primary bedroom features plenty of room for a King bed, large walk in closet and primary bathroom has spacious walk in shower. Split floor plan features 3 bedrooms, 2 full bathrooms - tidy and clean! Fenced back yard - this home is ready to go - call for your home tour!

Key facts

• Quartz countertops
• Laminate flooring
• New cabinetry

Tags

• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• NEW CABINETRY
• LAMINATE FLOORING
• WALK IN CLOSET
• WALK IN SHOWER

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $755 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.0% vs local median 2.4% in Newberg — 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 (#77 in OR, #3,395 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, employment A+, housing A+; Watch: cost of living D, commute F.
• Newberg SD 29J (town): math 30% / reading 45% proficiency, ranked #17 of 58 in OR (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 238 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 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 + 0.6% rent growth), your $38k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 141 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

Recommended offer $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 141 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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.
6. 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.
7. 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: 1.49% ✓
• Cap rate: 13.01%
• Cash-on-cash: 23.98%
• DSCR: 2.07
• GRM: 5.6

CMA / ARV

• ARV (median comp): $116,876
• List price: $135,000
• Delta: 15.51%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1000 S Mckern Ct #10	0.00mi	3/2.0	1,296 (+5%)	0mo	$115,000	$89	90
1000 S Mckern Ct #20	0.00mi	3/2.0	1,188 (-4%)	11mo	$135,000	$114	82
1000 S Mckern Ct #45	0.00mi	3/2.0	1,404 (+14%)	6mo	$121,000	$86	70
2901 E 2nd St #60	0.34mi	3/2.0	1,152 (-7%)	4mo	$95,000	$82	67
2902 E 2nd St #67	0.34mi	3/2.0	1,344 (+9%)	4mo	$85,000	$63	64
2902 E 2nd St #95	0.39mi	2/2.0 (-1)	1,200 (-3%)	8mo	$172,000	$143	63
2901 E 2nd St #47	0.34mi	2/2.0 (-1)	1,152 (-7%)	9mo	$119,900	$104	59
1000 S Mckern Ct #2	0.00mi	3/2.0	1,080 (-13%)	22mo	$137,000	$127	58
2901 E 2nd St #117	0.34mi	3/2.0	1,400 (+13%)	4mo	$123,000	$88	56
2902 E 2nd St #110	0.34mi	3/2.0	1,404 (+14%)	4mo	$85,000	$61	56
2901 E 2nd St #123	0.34mi	2/2.0 (-1)	1,152 (-7%)	18mo	$158,000	$137	51

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 · 0.55% rent growth · sell at horizon

5-year hold

• IRR: 14.5%
• Equity multiple: 1.57×
• Total profit: $21,359
• Equity at exit: $20,129

10-year hold

• IRR: 21.5%
• Equity multiple: 2.63×
• Total profit: $61,488
• Equity at exit: $11,672

Cash invested: $37,800 (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 97132

• Rents YoY: 0.6%
• Active inventory: 238
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,016 high
• Mortgage (P&I): −$708
• Tax from tax record: −$73 /mo · $872/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $755

Break-even live

Break-even rent $1,059

Max offer price $135,000

Occupancy floor 58%

Sensitivity live

Price	-10% $832	-5% $794	+0% $755	+5% $717	+10% $679
Rent	-10% $596	-5% $676	+0% $755	+5% $835	+10% $915
Rate	-1.0pp $823	-0.5pp $790	base $755	+0.5pp $720	+1.0pp $685

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
506 S Corinne Dr Newberg, OR	3.0	2.5	1390	$2,350	$1.69	18d	1	0.58mi
2501 E 2nd St #12 Newberg, OR	2.0	2.0	910	$1,500	$1.65	24d	1	0.63mi
480 S Lair Ln Newberg, OR	3.0	2.5	1345	$2,395	$1.78	4d	1	0.66mi
2203 E Sam Parrett Dr Newberg, OR	3.0	2.5	1386	$2,399	$1.73	24d	1	0.68mi
1005 Wynooski St Unit 7 Newberg, OR	2.0	1.0	825	$1,675	$2.03	44d	1	0.77mi
401 S Everest St Newberg, OR	2.0	1.0	950	$1,625	$1.71	2d	1	0.84mi
704 N Elliott Rd Newberg, OR	2.0	1.5	850	$1,700	$2.00	17d	1	0.87mi
1536 E 3rd St Unit 20 Newberg, OR	3.0	1.0	1000	$1,725	$1.73	44d	1	0.90mi
601 Wynooski St Unit 201 Newberg, OR	2.0	2.0	1122	$1,850	$1.65	44d	1	0.91mi
601 Wynooski St Unit 100 Newberg, OR	2.0	2.0	1064	$1,745	$1.64	15d	1	0.92mi
901 N Pecan Ct Newberg, OR	2.0	1.0	827	$1,550	$1.87	2d	2	0.99mi
1418 E 2nd St Unit 10 Newberg, OR	2.0	1.0	850	$1,550	$1.82	44d	1	1.00mi
611 Sitka Ave Unit 03 Newberg, OR	2.0	1.5	900	$1,550	$1.72	44d	1	1.04mi
500 S River St #20 Newberg, OR	2.0	1.0	800	$1,425	$1.78	4d	1	1.11mi
2400 E Haworth Ave Newberg, OR	1.0–3.0	1.0–1.5	1025	$1,850	$1.80	2d	2	1.11mi
1009 N Hulet Ave Newberg, OR	3.0	2.0	1412	$2,250	$1.59	8d	1	1.16mi
1109 S River St Newberg, OR	2.0	2.0	969	$1,812	$1.87	2d	3	1.18mi
1401 N Springbrook Rd Newberg, OR	2.0	1.0	960	$1,550	$1.61	17d	4	1.23mi
1401 N Springbrook Rd Apt 128 Newberg, OR	2.0	1.0	960	$1,500	$1.56	3d	1	1.23mi
2507 Hawthorne Dr Newberg, OR	2.0	1.0	950	$1,700	$1.79	2d	1	1.25mi
1401 N Springbrook Rd Unit 220 Newberg, OR	2.0	1.0	960	$1,600	$1.67	24d	1	1.25mi
905 S College St Unit B Newberg, OR	3.0	1.5	1248	$1,995	$1.60	24d	1	1.32mi
606 E Ninth St Apt 34 Newberg, OR	2.0	1.0	920	$1,550	$1.68	5d	1	1.34mi
606 E 9th St Newberg, OR	2.0	1.0–1.5	920	$1,550	$1.68	21d	2	1.34mi
4001 E Jory St Newberg, OR	1.0–3.0	1.0–2.0	941	$2,440	$2.59	2d	1	1.35mi
507 N Meridian St Apt 1 Newberg, OR	2.0	1.0	700	$1,375	$1.96	4d	1	1.43mi
4460 E Jory St Unit 114 Newberg, OR	2.0	2.0	909	$1,899	$2.09	11d	1	1.45mi

Listing history 23 events

1. 2026-06-21
   days on market $135,000 Active 141 DOM
2. 2026-06-18
   days on market $135,000 Active 138 DOM
3. 2026-06-17
   days on market $135,000 Active 137 DOM
4. 2026-06-16
   days on market $135,000 Active 136 DOM
5. 2026-06-15
   days on market $135,000 Active 135 DOM
6. 2026-06-13
   days on market $135,000 Active 133 DOM
7. 2026-06-09
   days on market $135,000 Active 129 DOM
8. 2026-06-08
   days on market $135,000 Active 128 DOM
9. 2026-06-07
   statusdays on market $135,000 Active 127 DOM
10. 2026-06-05
    status $135,000 Pending 126 DOM
11. 2026-06-03
    days on market $135,000 Active 126 DOM
12. 2026-06-02
    days on market $135,000 Active 125 DOM
13. 2026-06-01
    days on market $135,000 Active 124 DOM
14. 2026-05-31
    days on market $135,000 Active 123 DOM
15. 2026-04-10
    status Active 491-char remark

    Show marketing remark (491 chars)

    Bright, white and spacious home - picture perfect and ready for you to move in! Delightful home with many upgrades - quartz countertops, stainless steel appliances, white new cabinetry and laminate flooring throughout. Primary bedroom features plenty of room for a King bed, large walk in closet and primary bathroom has spacious walk in shower. Split floor plan features 3 bedrooms, 2 full bathrooms - tidy and clean! Fenced back yard - this home is ready to go - call for your home tour!

16. 2026-03-25
    status Pending 491-char remark

    Show marketing remark (491 chars)

    Bright, white and spacious home - picture perfect and ready for you to move in! Delightful home with many upgrades - quartz countertops, stainless steel appliances, white new cabinetry and laminate flooring throughout. Primary bedroom features plenty of room for a King bed, large walk in closet and primary bathroom has spacious walk in shower. Split floor plan features 3 bedrooms, 2 full bathrooms - tidy and clean! Fenced back yard - this home is ready to go - call for your home tour!

17. 2026-01-12
    listed $135,000 Active 491-char remark

    Show marketing remark (491 chars)

    Bright, white and spacious home - picture perfect and ready for you to move in! Delightful home with many upgrades - quartz countertops, stainless steel appliances, white new cabinetry and laminate flooring throughout. Primary bedroom features plenty of room for a King bed, large walk in closet and primary bathroom has spacious walk in shower. Split floor plan features 3 bedrooms, 2 full bathrooms - tidy and clean! Fenced back yard - this home is ready to go - call for your home tour!

18. 2024-08-21
    soldstatus $125,000 Closed 442-char remark

    Show marketing remark (442 chars)

    Don't miss this tastefully updated home in a great neighborhood. Updates on this beauty include fresh paint inside, a designer kitchen w/ quartz counters and SS appliance. The home has all new flooring, doors, trim, fixtures and more. A brand new furnace and AC system are being installed within the next week. The vaulted ceilings large windows flood this home with natural light. Don't miss this one. Listing agent is a member of the LLC.

19. 2024-07-15
    status Pending 442-char remark

    Show marketing remark (442 chars)

    Don't miss this tastefully updated home in a great neighborhood. Updates on this beauty include fresh paint inside, a designer kitchen w/ quartz counters and SS appliance. The home has all new flooring, doors, trim, fixtures and more. A brand new furnace and AC system are being installed within the next week. The vaulted ceilings large windows flood this home with natural light. Don't miss this one. Listing agent is a member of the LLC.

20. 2024-06-18
    price $135,000 442-char remark

    Show marketing remark (442 chars)

    Don't miss this tastefully updated home in a great neighborhood. Updates on this beauty include fresh paint inside, a designer kitchen w/ quartz counters and SS appliance. The home has all new flooring, doors, trim, fixtures and more. A brand new furnace and AC system are being installed within the next week. The vaulted ceilings large windows flood this home with natural light. Don't miss this one. Listing agent is a member of the LLC.

21. 2024-06-18
    price $209,500 442-char remark

    Show marketing remark (442 chars)

    Don't miss this tastefully updated home in a great neighborhood. Updates on this beauty include fresh paint inside, a designer kitchen w/ quartz counters and SS appliance. The home has all new flooring, doors, trim, fixtures and more. A brand new furnace and AC system are being installed within the next week. The vaulted ceilings large windows flood this home with natural light. Don't miss this one. Listing agent is a member of the LLC.

22. 2024-06-13
    price $137,500 442-char remark

    Show marketing remark (442 chars)

    Don't miss this tastefully updated home in a great neighborhood. Updates on this beauty include fresh paint inside, a designer kitchen w/ quartz counters and SS appliance. The home has all new flooring, doors, trim, fixtures and more. A brand new furnace and AC system are being installed within the next week. The vaulted ceilings large windows flood this home with natural light. Don't miss this one. Listing agent is a member of the LLC.

23. 2024-05-28
    listed $145,000 Active 442-char remark

    Show marketing remark (442 chars)

    Don't miss this tastefully updated home in a great neighborhood. Updates on this beauty include fresh paint inside, a designer kitchen w/ quartz counters and SS appliance. The home has all new flooring, doors, trim, fixtures and more. A brand new furnace and AC system are being installed within the next week. The vaulted ceilings large windows flood this home with natural light. Don't miss this one. Listing agent is a member of the LLC.

ⓘ 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: $872 · $73/mo
• Projected year-2 tax: $1,310 · $109/mo
• Expected delta: +$438/yr (+$36/mo · 50.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌡 Heat 4/10 Moderate
• 🫁 Air quality 9/10 Extreme 11 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,187
• − Mortgage interest: −$7,562
• − Property taxes: −$872
• − Insurance: −$675
• − Repairs & maintenance: −$1,935
• − Management: −$1,935
• − Depreciation: −$3,927
• Taxable income: $7,281
• Est. tax owed @ 24.0%: −$1,747
• After-tax cash flow: $7,318/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: Newberg SD 29J
• NCES district ID: 4108720
• Math proficiency: 30% ▼ -13.00%
• Reading proficiency: 45% ▼ -12.00%
• Median HH income: $62,898
• Composite: 33.6/100
• National rank: #5414
• State rank: #17 of 58 in OR

Livability — Newberg

• Score: 76/100
• State rank: #77
• US rank: #3395

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Newberg, OR
• County: Yamhill County · 71,150 people
• City population: 32,486
• Metro: Portland-Vancouver-Hillsboro, OR-WA
• Population (ZIP): 32,486
• Household income: $96,493
• Rent vs Own: 35.8% rent · 64.2% own
• Severe rent burden: 1311.0

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 14% Two or more races 12% Asian 3%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Italian 5% Portuguese 3% Slovak 3%
• Foreign-born: 7% · Canada, China
• Languages at home: 89% English-only · Spanish 8% Other Indo-European 1% Other Asian/Pacific 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: ▼ -265.11%
• Current HPI: 320.8972
• Rent YoY: ▲ 0.55%
• 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

-6.9% since first listed

9 events — show timeline

• 2026-04-10 Relisted — RMLS
• 2026-03-25 Pending — RMLS
• 2026-01-12 Listed $135,000 RMLS
• 2024-08-21 Sold (MLS) $125,000 RMLS
• 2024-07-15 Pending — RMLS
• 2024-06-18 Price Changed $135,000 RMLS
• 2024-06-18 Price Changed $209,500 RMLS
• 2024-06-13 Price Changed $137,500 RMLS
• 2024-05-28 Listed $145,000 RMLS

Property tax history

+1.0%/yr

Latest (2025): $872 · +4.0% YoY. Source: county tax records.