1156 SW Westvale St · McMinnville, OR 97128

$171,500

2 bd · 2.0 ba · 1,620 sqft · Manufactured · 166 Days on market

Built 1995 Est $172k · at est. ↓ 6% since listing

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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 +29.2/30.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• ARV discount +7.6/15.0
• Schools +4.8/10.0
• Livability +3.8/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Single-level living • Fenced yard • Open kitchen • Home office • Vaulted ceiling • Covered porch •This spacious 1995 double-wide manufactured home in Kathleen Manor offers comfortable single-level living and a flexible open floor plan. Large windows and vaulted ceilings fill the interior with natural light. The kitchen features generous counter space, abundant cabinetry, and included appliances, ideal for those who value an open kitchen layout. A dedicated den or home office provides versatile space for work, crafts, or guests. The primary suite includes a dual-sink vanity, soaking tub, and separate shower. The laundry room adds convenience with a utility sink,

Key facts

• Covered porch
• Fenced yard
• Vaulted ceiling

Tags

• SINGLE-LEVEL LIVING
• FENCED YARD
• OPEN KITCHEN
• HOME OFFICE
• VAULTED CEILING
• COVERED PORCH

Property features AI

Finance

• Other: Lot rent amount
• Financial info: Land lease in place (expires November 30, 2025); Monthly lot rent
• HOA & community: Located in Kathleen Manor manufactured home park; Lot rent required (monthly)

Exterior

• Parking: Carport; Driveway
• Utilities: Public water; Public sewer; Electric service
• Home design: Manufactured home in a park (Marlette); Single-story (main level living); Approximately condition; No notable view
• Construction: Built in 1995; Composition roof; Skirting foundation
• Exterior features: Fenced yard; Garden with raised beds; Yard space; Cement siding

Interior

• Kitchen: Built-in oven; Cooktop; Dishwasher; Free-standing refrigerator; Eat bar
• Bedrooms: Primary bedroom on main level with ensuite, soaking tub, walk-in shower and double closet; Second bedroom on main level
• Flooring: Vinyl flooring; Wall-to-wall carpet
• Bathrooms: Two full bathrooms (both on main level)
• Heating & cooling: Forced air heating; Electric water heater; No central air
• Interior features: Laundry area; Soaking tub; Den; Family room; Dining room; Living room; Great room
• Laundry & utility: Washer and dryer included; Utility room with sink and washer/dryer connections

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $172k.

Deal economics

• At list price, monthly cash flow is $596 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $172k).
• Recommended offer: $151k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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.
• Zoned schools: Columbus Elementary School (445 students, 71% FRL); Duniway Middle School (806 students, 66% FRL); Mcminnville High School (2,319 students, 38% FRL).
• Market conditions: Rents flat; 390 active listings in the ZIP; 11 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 36% 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 $5k 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 166 days — a 12% lower offer ($151k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $12k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $150,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 166 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. 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: 1.31% ✓
• Cap rate: 10.46%
• Cash-on-cash: 14.89%
• DSCR: 1.66
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $171,720
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1156 SW Westvale St	0.00mi	2/2.0	1,620 (0%)	0mo	$168,800	$104	100
1156 SW Westvale St #197	0.00mi	2/2.0	1,620 (0%)	0mo	$168,800	$104	100
1154 SW Emma Dr	0.04mi	3/2.0 (+1)	1,560 (-4%)	8mo	$173,000	$111	80
1230 SW Emma Dr	0.07mi	3/2.0 (+1)	1,512 (-7%)	1mo	$172,800	$114	80
1168 SW Emma Dr	0.04mi	3/2.0 (+1)	1,512 (-7%)	9mo	$140,000	$93	74
1177 SW Emma Dr	0.03mi	3/2.0 (+1)	1,512 (-7%)	13mo	$170,000	$112	72
1926 SW Emma Dr	0.02mi	3/2.0 (+1)	1,836 (+13%)	1mo	$207,935	$113	71
1145 SW Cypress St #63	0.26mi	3/2.0 (+1)	1,556 (-4%)	9mo	$165,000	$106	69
1679 SW Richard Ct	0.38mi	3/2.0 (+1)	1,512 (-7%)	3mo	$160,000	$106	64
1145 SW Cypress St #12	0.26mi	3/2.0 (+1)	1,774 (+10%)	4mo	$162,500	$92	64

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: 2.9%
• Equity multiple: 1.11×
• Total profit: $5,298
• Equity at exit: $25,571

10-year hold

• IRR: 10.3%
• Equity multiple: 1.72×
• Total profit: $34,374
• Equity at exit: $14,828

Cash invested: $48,020 (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: 6.3×

Monthly cashflow live

• Estimated rent: $2,255 high
• Mortgage (P&I): −$899
• Tax est. 1.5%: −$214 /mo · $2,572/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$473
• Net cashflow: $596

Break-even live

Break-even rent $1,500

Max offer price $171,500

Occupancy floor 69%

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: $42,875
• Closing costs: $5,145
• Reserves months: —
• Total cash needed: —

Rent comps 11 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	22d	1	0.08mi
417 SW Pemberly Loop McMinnville, OR	3.0	2.5	1700	$2,200	$1.29	44d	1	0.44mi
939 SW Fellows Ct McMinnville, OR	3.0	2.0	1729	$2,375	$1.37	44d	1	0.56mi
1795 NW 2nd St McMinnville, OR	2.0–3.0	1.0	1250	$1,425	$1.14	2d	2	0.63mi
467 NW Meadows Dr McMinnville, OR	3.0	2.0	1278	$2,100	$1.64	44d	1	0.66mi
1302 SW Wright St McMinnville, OR	3.0	2.5	1763	$2,400	$1.36	44d	1	0.70mi
136 SW Sharon Jane Pl McMinnville, OR	3.0	2.0	1477	$2,150	$1.46	22d	1	0.70mi
140 SW Daniels St McMinnville, OR	3.0	1.0	1524	$1,995	$1.31	24d	1	0.93mi
1149 SW Brockwood Ave McMinnville, OR	3.0	2.0	1432	$3,600	$2.51	24d	1	0.95mi
624 SW Drumwood Ave McMinnville, OR	1.0–3.0	1.0–1.5	878	$1,898	$2.16	2d	4	1.09mi
1701 NW Wallace Rd Unit 1550269P McMinnville, OR	2.0	2.0	1560	$6,009	$3.85	8d	1	1.13mi

Listing history 8 events

1. 2026-05-15
   status Pending
2. 2026-04-27
   historical Active with Bumpable Contingency
3. 2026-04-06
   price $171,500
4. 2026-02-23
   status Active
5. 2026-02-13
   status Pending
6. 2026-01-10
   price $175,000
7. 2025-11-21
   status Active
8. 2025-11-14
   listed $183,000 Active

ⓘ 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

• 🌊 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: $27,056
• − Mortgage interest: −$9,607
• − Property taxes: −$2,572
• − Insurance: −$858
• − Repairs & maintenance: −$2,165
• − Management: −$2,165
• − Depreciation: −$4,989
• Taxable income: $4,702
• Est. tax owed @ 24.0%: −$1,128
• After-tax cash flow: $6,024/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

-6.3% since first listed

8 events — show timeline

• 2026-05-15 Pending — RMLS
• 2026-04-27 Contingent — RMLS
• 2026-04-06 Price Changed $171,500 RMLS
• 2026-02-23 Relisted — RMLS
• 2026-02-13 Pending — RMLS
• 2026-01-10 Price Changed $175,000 RMLS
• 2025-11-21 Relisted — RMLS
• 2025-11-14 Listed $183,000 RMLS