1103 N Springbrook Rd #37 · Newberg, OR 97132

$149,000

2 bd · 1.5 ba · 672 sqft · Manufactured public records · 76 Days on market

Built 2025 $222/sqft · 148% above area

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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 +25.6/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Livability +3.8/5.0
• Schools +3.4/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Be the first to own this brand-new 3 bed, 2 bath home filled with natural light and modern finishes. Featuring all-new roof, furnace, water heater, and appliances for peace of mind. The open kitchen offers a large island with seating for four. Primary suite includes a walk-in shower and walk-in closet. Enjoy a dedicated laundry room, large front and back porches, spacious yard, covered carport, and freshly painted shed. Low space rent of just $800/month!

Key facts

• New furnace
• New water heater
• New appliances

Tags

• NEW ROOF
• NEW FURNACE
• NEW WATER HEATER
• NEW APPLIANCES
• LARGE ISLAND
• WALK-IN SHOWER

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $149k.

Deal economics

• At list price, monthly cash flow is $354 ($4k/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: $140k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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; 230 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 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.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $11k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $140,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.18% ✓
• Cap rate: 9.15%
• Cash-on-cash: 10.19%
• DSCR: 1.45
• GRM: 7.1

CMA / ARV

• ARV (median comp): $88,645
• List price: $149,000
• Delta: 68.09%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.55% rent growth · sell at horizon

5-year hold

• IRR: -3.8%
• Equity multiple: 0.86×
• Total profit: $-5,769
• Equity at exit: $22,216

10-year hold

• IRR: 2.9%
• Equity multiple: 1.18×
• Total profit: $7,670
• 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: 7.1×

Monthly cashflow live

• Estimated rent: $1,752 high
• Mortgage (P&I): −$781
• Tax est. 1.5%: −$186 /mo · $2,235/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $354

Break-even live

Break-even rent $1,303

Max offer price $149,000

Occupancy floor 75%

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 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2400 E Haworth Ave Newberg, OR	1.0–3.0	1.0–1.5	1025	$1,638	$1.60	1d	2	0.30mi
4001 E Jory St Newberg, OR	1.0–3.0	1.0–2.0	941	$1,950	$2.07	1d	1	0.64mi
1404 E Park Ln Newberg, OR	1.0–2.0	1.0	783	$1,670	$2.13	1d	4	0.70mi
507 N Meridian St Apt 1 Newberg, OR	2.0	1.0	700	$1,375	$1.96	2d	1	1.08mi
1200 E 4th St Apt 1 Newberg, OR	1.0	1.0	600	$1,425	$2.38	17d	1	1.16mi
1104 E 4th St Unit 1104 Newberg, OR	1.0	1.0	411	$1,125	$2.74	21d	1	1.17mi

Listing history 16 events

1. 2026-06-18
   days on market $149,000 Active 76 DOM
2. 2026-06-17
   days on market $149,000 Active 75 DOM
3. 2026-06-16
   days on market $149,000 Active 74 DOM
4. 2026-06-15
   days on market $149,000 Active 73 DOM
5. 2026-06-13
   days on market $149,000 Active 71 DOM
6. 2026-06-09
   days on market $149,000 Active 67 DOM
7. 2026-06-08
   days on market $149,000 Active 66 DOM
8. 2026-06-07
   days on market $149,000 Active 65 DOM
9. 2026-06-05
   days on market $149,000 Active 62 DOM
10. 2026-06-03
    days on market $149,000 Active 61 DOM
11. 2026-06-02
    days on market $149,000 Active 60 DOM
12. 2026-06-01
    days on market $149,000 Active 59 DOM
13. 2026-05-31
    remarks 517-char remark
14. 2026-05-31
    days on market $149,000 Active 58 DOM
15. 2026-04-03
    listed $159,900 Active 458-char remark

    Show marketing remark (456 chars)

    Be the first to own this brand-new 3 bed, 2 bath home filled with natural light andmodern finishes. Featuring all-new roof, furnace, water heater, and appliances for peace of mind. The open kitchen offers a large island with seating for four. Primary suite includes a walk-in shower and walk-in closet Enjoy a dedicated laundry room, large front and back porches, spacious yard, covered carport, and freshly painted shed. Low space rent of just $800/month!

16. 2026-04-03
    listed $159,900 Active 456-char remark

    Show marketing remark (456 chars)

    Be the first to own this brand-new 3 bed, 2 bath home filled with natural light andmodern finishes. Featuring all-new roof, furnace, water heater, and appliances for peace of mind. The open kitchen offers a large island with seating for four. Primary suite includes a walk-in shower and walk-in closet Enjoy a dedicated laundry room, large front and back porches, spacious yard, covered carport, and freshly painted shed. Low space rent of just $800/month!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌡 Heat 3/10 Moderate
• 🫁 Air quality 9/10 Extreme 11 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,023
• − Mortgage interest: −$8,346
• − Property taxes: −$2,235
• − Insurance: −$745
• − Repairs & maintenance: −$1,682
• − Management: −$1,682
• − Depreciation: −$4,335
• Taxable income: $1,998
• Est. tax owed @ 24.0%: −$480
• After-tax cash flow: $3,772/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

+0.0% since first listed

2 events — show timeline

• 2026-04-03 Listed $159,900 WVMLS
• 2026-04-03 Listed $159,900 RMLS

Property tax history

+6.9%/yr

Latest (2024): $114 · +3.6% YoY. Source: county tax records.