1000 S Mckern Ct #125 · Newberg, OR 97132

$149,000

3 bd · 2.5 ba · 1,512 sqft · Manufactured public records · 45 Days on market

Built 1998 $99/sqft · 26% above area Est $118k · 26% over

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

Listing remarks MLS

Beautifully maintained 3-bedroom, 2-bath home offering over 1,500 sq ft of comfortable living space. Built in 1998, this move-in ready home features a spacious open layout, generous living and dining areas, and a well-designed floor plan perfect for everyday living. Recent upgrades provide peace of mind, including fresh interior and exterior paint, a newer roof, updated windows throughout, and carpet replaced just 2 years ago. Pride of ownership shines in every detail, making this home truly turnkey. Conveniently located near shopping, dining, schools, and all that Newberg has to offer. This is one you won’t want to miss!

Key facts

• Recent upgrades
• Open layout
• Fresh interior paint

Tags

• OPEN LAYOUT
• GENEROUS LIVING AREAS
• WELL-DESIGNED FLOOR PLAN
• RECENT UPGRADES
• FRESH INTERIOR PAINT
• FRESH EXTERIOR PAINT

Property features AI

Finance

• Other: Property type: Residential (manufactured home in park); Main living area reported as 1,512; Parcel number on file
• Financial info: Land lease expires March 31, 2027
• HOA & community: Land lease in effect (monthly lot rent noted); Not a senior community; Zoning: R-2

Exterior

• Parking: Carport (2 spaces); On-street parking available; Total parking for 2 vehicles
• Utilities: Electric fuel; Public water; Public sewer; Cable internet available
• Home design: Manufactured home in a park; Single-story (main level area listed); Resale condition; No significant view
• Construction: Built in 1998; Pillar/post/pier foundation; Manufacturer: PALM
• Exterior features: Cement siding; Shingle roof; Small lot (0–2,999 sq ft range)

Interior

• Kitchen: Free-standing range; Free-standing refrigerator; Quartz countertops
• Bedrooms: Primary bedroom (main level); Second bedroom; Third bedroom
• Bathrooms: Two full bathrooms (both on main level)
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Double-pane windows with vinyl frames; Quartz countertops
• Laundry & utility: Electric hot water

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath manufactured listed at $149k.

Deal economics

• At list price, monthly cash flow is $895 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.5% 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.
• Zoned schools: Mabel Rush Elementary School (math 44% / reading 44%, grade F, #143 of 412 statewide, top 38%, 389 students, 38% FRL); Mountain View Middle School (math 29% / reading 44%, grade F, #54 of 128 statewide, top 42%, 498 students, 99% FRL); Newberg Senior High School (math 24% / reading 74%, grade D, #50 of 143 statewide, top 37%, 1,389 students, 31% FRL) — zoned schools average 56% FRL vs 36% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 230 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $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 + 0.6% rent growth), your $42k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y 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.
• Current owner paid $110k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $144,530 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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. 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?
4. 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.
5. 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.
6. 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: 1.55% ✓
• Cap rate: 13.50%
• Cash-on-cash: 25.73%
• DSCR: 2.14
• GRM: 5.4

CMA / ARV

• ARV (median comp): $117,990
• List price: $149,000
• Delta: 26.28%
• 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
1000 S Mckern Ct #68	0.00mi	3/2.0	1,493 (-1%)	2mo	$189,900	$127	95
1000 S Mckern Ct #40	0.00mi	4/2.0 (+1)	1,512 (0%)	6mo	$128,000	$85	88
1000 S Mckern Ct #58	0.00mi	3/2.0	1,456 (-4%)	9mo	$139,990	$96	85
1000 S Mckern Ct #45	0.00mi	3/2.0	1,404 (-7%)	6mo	$121,000	$86	81
1500 S Sandoz Rd #28	0.37mi	3/2.0	1,512 (0%)	6mo	$99,900	$66	75
1000 S Mckern Ct #10	0.00mi	3/2.0	1,296 (-14%)	0mo	$115,000	$89	74
2901 E 2nd St #109	0.34mi	2/2.0 (-1)	1,440 (-5%)	1mo	$87,800	$61	69
2902 E 2nd St #98	0.42mi	3/3.0	1,440 (-5%)	3mo	$119,000	$83	68
2902 E 2nd St #110	0.34mi	3/2.0	1,404 (-7%)	4mo	$85,000	$61	67
2901 E 2nd St #117	0.34mi	3/2.0	1,400 (-7%)	4mo	$123,000	$88	66
2901 E 2nd St #77	0.34mi	2/2.0 (-1)	1,440 (-5%)	7mo	$95,000	$66	64
2902 E 2nd St #67	0.34mi	3/2.0	1,344 (-11%)	4mo	$85,000	$63	60

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: 16.7%
• Equity multiple: 1.65×
• Total profit: $27,240
• Equity at exit: $22,216

10-year hold

• IRR: 23.5%
• Equity multiple: 2.80×
• Total profit: $75,226
• Equity at exit: $12,883

Cash invested: $41,720 (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: 230
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,315 high
• Mortgage (P&I): −$781
• Tax from tax record: −$91 /mo · $1,094/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$486
• Net cashflow: $895

Break-even live

Break-even rent $1,183

Max offer price $149,000

Occupancy floor 56%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 10 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	17d	1	0.58mi
480 S Lair Ln Newberg, OR	3.0	2.5	1345	$2,395	$1.78	3d	1	0.66mi
2203 E Sam Parrett Dr Newberg, OR	3.0	2.5	1386	$2,399	$1.73	24d	1	0.68mi
601 Wynooski St Unit 201 Newberg, OR	2.0	2.0	1122	$1,850	$1.65	43d	1	0.91mi
601 Wynooski St Unit 100 Newberg, OR	2.0	2.0	1064	$1,745	$1.64	14d	1	0.92mi
2400 E Haworth Ave Newberg, OR	1.0–3.0	1.0–1.5	1025	$1,850	$1.80	1d	2	1.11mi
1009 N Hulet Ave Newberg, OR	3.0	2.0	1412	$2,250	$1.59	7d	1	1.16mi
905 S College St Unit B Newberg, OR	3.0	1.5	1248	$1,995	$1.60	24d	1	1.32mi
4001 E Jory St Newberg, OR	1.0–3.0	1.0–2.0	941	$2,440	$2.59	1d	1	1.35mi
1909 N Springbrook Rd Newberg, OR	3.0	2.0	1687	$2,550	$1.51	24d	1	1.47mi

Listing history 23 events

1. 2026-06-18
   days on market $149,000 Active 45 DOM
2. 2026-06-17
   days on market $149,000 Active 44 DOM
3. 2026-06-16
   days on market $149,000 Active 43 DOM
4. 2026-06-15
   days on market $149,000 Active 42 DOM
5. 2026-06-13
   days on market $149,000 Active 40 DOM
6. 2026-06-09
   days on market $149,000 Active 36 DOM
7. 2026-06-08
   days on market $149,000 Active 35 DOM
8. 2026-06-07
   days on market $149,000 Active 34 DOM
9. 2026-06-05
   days on market $149,000 Active 31 DOM
10. 2026-06-03
    days on market $149,000 Active 30 DOM
11. 2026-06-02
    days on market $149,000 Active 29 DOM
12. 2026-06-01
    days on market $149,000 Active 28 DOM
13. 2026-05-31
    days on market $149,000 Active 27 DOM
14. 2026-05-04
    listed $149,000 Active 635-char remark

    Show marketing remark (635 chars)

    Beautifully maintained 3-bedroom, 2-bath home offering over 1,500 sq ft of comfortable living space. Built in 1998, this move-in ready home features a spacious open layout, generous living and dining areas, and a well-designed floor plan perfect for everyday living. Recent upgrades provide peace of mind, including fresh interior and exterior paint, a newer roof, updated windows throughout, and carpet replaced just 2 years ago. Pride of ownership shines in every detail, making this home truly turnkey. Conveniently located near shopping, dining, schools, and all that Newberg has to offer. This is one you won’t want to miss!

15. 2026-05-04
    listed $149,000 Active 635-char remark

    Show marketing remark (635 chars)

    Beautifully maintained 3-bedroom, 2-bath home offering over 1,500 sq ft of comfortable living space. Built in 1998, this move-in ready home features a spacious open layout, generous living and dining areas, and a well-designed floor plan perfect for everyday living. Recent upgrades provide peace of mind, including fresh interior and exterior paint, a newer roof, updated windows throughout, and carpet replaced just 2 years ago. Pride of ownership shines in every detail, making this home truly turnkey. Conveniently located near shopping, dining, schools, and all that Newberg has to offer. This is one you won’t want to miss!

16. 2021-08-27
    soldstatus $110,500 Sold

    Show marketing remark (495 chars)

    Come see this s3 bedroom unit with a bonus room that could be a 4th bedroom/office. Lots of natural light coming from every direction. Custom built-in curio cabinet for collections. Equipped with central vacuum. A new Nest control was recently added. Large living rooms with skylights. Open concept makes this unit look much larger. The unit was painted last year. Backyard is very relaxing with large lawn space and small covered patio area. Plenty of gardening options. Bring your ideas!

17. 2021-08-11
    status Pending

    Show marketing remark (495 chars)

    Come see this s3 bedroom unit with a bonus room that could be a 4th bedroom/office. Lots of natural light coming from every direction. Custom built-in curio cabinet for collections. Equipped with central vacuum. A new Nest control was recently added. Large living rooms with skylights. Open concept makes this unit look much larger. The unit was painted last year. Backyard is very relaxing with large lawn space and small covered patio area. Plenty of gardening options. Bring your ideas!

18. 2021-08-09
    status Active

    Show marketing remark (495 chars)

    Come see this s3 bedroom unit with a bonus room that could be a 4th bedroom/office. Lots of natural light coming from every direction. Custom built-in curio cabinet for collections. Equipped with central vacuum. A new Nest control was recently added. Large living rooms with skylights. Open concept makes this unit look much larger. The unit was painted last year. Backyard is very relaxing with large lawn space and small covered patio area. Plenty of gardening options. Bring your ideas!

19. 2021-07-23
    status Pending

    Show marketing remark (495 chars)

    Come see this s3 bedroom unit with a bonus room that could be a 4th bedroom/office. Lots of natural light coming from every direction. Custom built-in curio cabinet for collections. Equipped with central vacuum. A new Nest control was recently added. Large living rooms with skylights. Open concept makes this unit look much larger. The unit was painted last year. Backyard is very relaxing with large lawn space and small covered patio area. Plenty of gardening options. Bring your ideas!

20. 2021-06-28
    listed $115,000 Active

    Show marketing remark (495 chars)

    Come see this s3 bedroom unit with a bonus room that could be a 4th bedroom/office. Lots of natural light coming from every direction. Custom built-in curio cabinet for collections. Equipped with central vacuum. A new Nest control was recently added. Large living rooms with skylights. Open concept makes this unit look much larger. The unit was painted last year. Backyard is very relaxing with large lawn space and small covered patio area. Plenty of gardening options. Bring your ideas!

21. 2020-08-28
    soldstatus $89,200 Sold
22. 2020-08-03
    status Pending
23. 2020-07-27
    listed $93,000 Active

ⓘ 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: $1,094 · $91/mo
• Projected year-2 tax: $1,445 · $120/mo
• Expected delta: +$352/yr (+$29/mo · 32.1%)

ⓘ 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: $27,786
• − Mortgage interest: −$8,346
• − Property taxes: −$1,094
• − Insurance: −$745
• − Repairs & maintenance: −$2,223
• − Management: −$2,223
• − Depreciation: −$4,335
• Taxable income: $8,820
• Est. tax owed @ 24.0%: −$2,117
• After-tax cash flow: $8,619/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: 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

+60.2% since first listed

10 events — show timeline

• 2026-05-04 Listed $149,000 RMLS
• 2026-05-04 Listed $149,000 WVMLS
• 2021-08-27 Sold (MLS) $110,500 RMLS
• 2021-08-11 Pending — RMLS
• 2021-08-09 Relisted — RMLS
• 2021-07-23 Pending — RMLS
• 2021-06-28 Listed $115,000 RMLS
• 2020-08-28 Sold (MLS) $89,200 RMLS
• 2020-08-03 Pending — RMLS
• 2020-07-27 Listed $93,000 RMLS

Property tax history

+0.8%/yr

Latest (2025): $1,094 · +4.0% YoY. Source: county tax records.