301 E Columbia Dr #50 · Newberg, OR 97132

$115,000

3 bd · 2.5 ba · 1,404 sqft · Manufactured public records · 14 Days on market

Built 1990 Est $100k · 15% 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 +0.6/15.0
• Appreciation +0.0/10.0

Listing remarks

Well maintained 1,404 sqft. manufactured home in the Ridgeview Village community, offering 3 bedrooms and 2 bathrooms with an inviting, functional layout. Vaulted ceilings and abundant natural light create a bright, airy atmosphere throughout the living area. The large kitchen includes ample storage, a breakfast bar, and all appliances. The separate dining room, featuring wood style laminate flooring, provides generous space for gatherings and entertaining. The primary suite offers a refinished tub and surround and a walk-in closet, while the guest bathroom features a walk-in shower and updated flooring. Significant investments have already been made recently in the home, including siding a

Key facts

• Separate dining room
• Walk-in closet
• Large kitchen

Tags

• RIDGEVIEW VILLAGE COMMUNITY
• LARGE KITCHEN
• SEPARATE DINING ROOM
• REFINISHED TUB
• WALK-IN CLOSET
• WALK-IN SHOWER

Property features AI

Finance

• Other: Lot rent listed as monthly
• Financial info: Located on land lease (monthly lot rent); Land lease expires March 31, 2027; Monthly lot rent reported
• HOA & community: Community managed

Exterior

• Parking: Covered carport (2 spaces); Total parking for 2 vehicles
• Utilities: Public water; Public sewer; Electric power
• Home design: Manufactured home in park; Residential property; Single-story (one level); Located in Ridgeview Village, space #50; No view
• Construction: Built in 1990; Composition roof; Crawl space foundation
• Exterior features: Fenced yard; Tool shed; Wood siding; Paved road access

Interior

• Kitchen: Dishwasher; Free-standing range; Free-standing refrigerator; Stainless steel appliances
• Bedrooms: Primary bedroom (main level); 2nd bedroom (main level); 3rd bedroom (main level)
• Flooring: Laminate flooring; Vinyl flooring; Wall-to-wall carpet
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Forced air heating; Mini-split cooling; Electric fuel
• Interior features: Ceiling fans; Vaulted ceilings; Double pane windows; Washer and dryer included; One-level accessibility
• Laundry & utility: Utility room (main level); Washer and dryer included; Electric hot water

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $973 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Cap rate 16.4% 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: Antonia Crater Elementary School (math 42% / reading 44%, grade F, #159 of 412 statewide, top 39%, 338 students, 28% FRL); Chehalem Valley Middle School (math 25% / reading 43%, grade F, #71 of 128 statewide, top 56%, 482 students, 34% FRL); Newberg Senior High School (math 24% / reading 74%, grade D, #50 of 143 statewide, top 37%, 1,389 students, 31% FRL) — zoned schools at 31% FRL track the district average.
• Market conditions: Rents flat; 230 active listings in the ZIP; 26 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k 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 $32k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $115,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 1.86% ✓
• Cap rate: 16.45%
• Cash-on-cash: 36.26%
• DSCR: 2.61
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $99,684
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
301 E Columbia Dr #7	0.04mi	3/2.0	1,404 (0%)	1mo	$117,000	$83	95
301 E Columbia Dr #61	0.08mi	3/2.0	1,404 (0%)	4mo	$100,000	$71	91
301 E Columbia Dr #66	0.10mi	3/2.0	1,296 (-8%)	2mo	$57,500	$44	78
301 E Columbia Dr #25	0.10mi	3/2.0	1,404 (0%)	21mo	$100,000	$71	76
301 E Columbia Dr #3	0.07mi	3/2.0	1,296 (-8%)	10mo	$72,900	$56	74
2080 NE Chehalem Dr	0.40mi	3/2.0	1,512 (+8%)	6mo	$580,500	$384	62

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: 29.3%
• Equity multiple: 2.19×
• Total profit: $38,182
• Equity at exit: $17,147

10-year hold

• IRR: 35.3%
• Equity multiple: 3.89×
• Total profit: $92,906
• Equity at exit: $9,943

Cash invested: $32,200 (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: 4.5×

Monthly cashflow live

• Estimated rent: $2,135 high
• Mortgage (P&I): −$603
• Tax from tax record: −$63 /mo · $750/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $973

Break-even live

Break-even rent $903

Max offer price $115,000

Occupancy floor 49%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1200 N Meridian St Newberg, OR	2.0	1.5	950	$1,595	$1.68	43d	1	0.41mi
2760 Crater Ln Unit 2776 Newberg, OR	2.0	2.5	1080	$2,299	$2.13	43d	1	0.54mi
2760 Crater Ln Unit 2826 Newberg, OR	2.0	2.5	1080	$1,999	$1.85	43d	1	0.54mi
2760 Crater Ln Unit 2834 Newberg, OR	2.0	2.5	1080	$2,199	$2.04	43d	1	0.54mi
2834 N Crater Ln Newberg, OR	2.0	2.5	1080	$2,249	$2.08	1d	4	0.54mi
214 E Hillsdale Dr Newberg, OR	3.0	2.0	1644	$2,750	$1.67	43d	1	0.77mi
204 N Harrison St Unit A Newberg, OR	2.0	1.5	1030	$1,850	$1.80	43d	1	0.92mi
1009 N Hulet Ave Newberg, OR	3.0	2.0	1412	$2,250	$1.59	7d	1	0.94mi
611 Sitka Ave Unit 03 Newberg, OR	2.0	1.5	900	$1,550	$1.72	43d	1	0.99mi
2400 E Haworth Ave Newberg, OR	1.0–3.0	1.0–1.5	1025	$1,850	$1.80	1d	2	1.04mi
2507 Hawthorne Dr Newberg, OR	2.0	1.0	950	$1,700	$1.79	1d	1	1.06mi
1536 E 3rd St Unit 20 Newberg, OR	3.0	1.0	1000	$1,725	$1.73	43d	1	1.25mi
611 S Blaine St Newberg, OR	1.0–2.0	1.0–2.0	860	$1,645	$1.91	43d	2	1.30mi
401 S Everest St Newberg, OR	2.0	1.0	950	$1,625	$1.71	1d	1	1.30mi
1401 N Springbrook Rd Apt 128 Newberg, OR	2.0	1.0	960	$1,500	$1.56	2d	1	1.34mi
1401 N Springbrook Rd Newberg, OR	2.0	1.0	960	$1,550	$1.61	16d	4	1.35mi
1401 N Springbrook Rd Unit 220 Newberg, OR	2.0	1.0	960	$1,600	$1.67	23d	1	1.35mi
601 Wynooski St Unit 100 Newberg, OR	2.0	2.0	1064	$1,745	$1.64	14d	1	1.37mi
601 Wynooski St Unit 201 Newberg, OR	2.0	2.0	1122	$1,850	$1.65	43d	1	1.37mi
2203 E Sam Parrett Dr Newberg, OR	3.0	2.5	1386	$2,399	$1.73	23d	1	1.38mi
2501 E 2nd St #12 Newberg, OR	2.0	2.0	910	$1,500	$1.65	23d	1	1.39mi
1909 N Springbrook Rd Newberg, OR	3.0	2.0	1687	$2,550	$1.51	23d	1	1.41mi
480 S Lair Ln Newberg, OR	3.0	2.5	1345	$2,395	$1.78	2d	1	1.41mi
606 E 9th St Newberg, OR	2.0	1.0–1.5	920	$1,550	$1.68	20d	2	1.48mi
606 E Ninth St Apt 34 Newberg, OR	2.0	1.0	920	$1,550	$1.68	4d	1	1.48mi
506 S Corinne Dr Newberg, OR	3.0	2.5	1390	$2,350	$1.69	17d	1	1.48mi

Listing history 10 events

1. 2026-06-18
   days on market $115,000 Active 14 DOM
2. 2026-06-17
   days on market $115,000 Active 13 DOM
3. 2026-06-16
   days on market $115,000 Active 12 DOM
4. 2026-06-15
   days on market $115,000 Active 11 DOM
5. 2026-06-13
   days on market $115,000 Active 9 DOM
6. 2026-06-09
   days on market $115,000 Active 5 DOM
7. 2026-06-08
   days on market $115,000 Active 4 DOM
8. 2026-06-07
   days on market $115,000 Active 3 DOM
9. 2026-06-05
   remarks 699-char remark
10. 2026-06-05
    listed $115,000 Active 1 DOM

ⓘ 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: $750 · $63/mo
• Projected year-2 tax: $1,116 · $93/mo
• Expected delta: +$365/yr (+$30/mo · 48.7%)

ⓘ 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 3/10 Moderate 7 d/yr ≥92°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: $25,618
• − Mortgage interest: −$6,442
• − Property taxes: −$750
• − Insurance: −$575
• − Repairs & maintenance: −$2,049
• − Management: −$2,049
• − Depreciation: −$3,345
• Taxable income: $10,407
• Est. tax owed @ 24.0%: −$2,498
• After-tax cash flow: $9,179/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

1 event — show timeline

• 2026-06-04 Listed $115,000 RMLS

Property tax history

+1.9%/yr

Latest (2025): $750 · +4.0% YoY. Source: county tax records.