1000 S Mckern Ct Unit 82 · Newberg, OR 97132

$135,000

3 bd · 2.5 ba · 1,512 sqft · Manufactured public records · 55 Days on market

Built 1997 $89/sqft · 14% above area Est $119k · 14% 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 +1.4/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss seeing this spacious home in the ALL AGE Springbrook Estates. Lovely 3-bedroom, 2-bath home with open floor plan, nice sized kitchen, living room, family room, dining area and laundry. Sellers is packing and moving. Skylights and sunny windows create a bright and cheerful home with plenty of parking and a cute back yard. Call for your showing today!! Vaulted ceilings. Roof, exterior paint and 2-skylights installed in 2019. Shown ONLY to Pre-approved buyers. Conveniently located to HWY 99.

Key facts

• Parking
• Built 1997
• Listed 55 days

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 $990 ($12k/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: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.1% 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; 238 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 $95k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 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: 1.72% ✓
• Cap rate: 15.09%
• Cash-on-cash: 31.42%
• DSCR: 2.40
• GRM: 4.9

CMA / ARV

• ARV (median comp): $118,843
• List price: $135,000
• Delta: 13.60%
• 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: 23.6%
• Equity multiple: 1.94×
• Total profit: $35,559
• Equity at exit: $20,129

10-year hold

• IRR: 30.0%
• Equity multiple: 3.39×
• Total profit: $90,266
• 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: 4.9×

Monthly cashflow live

• Estimated rent: $2,315 high
• Mortgage (P&I): −$708
• Tax from tax record: −$75 /mo · $905/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$486
• Net cashflow: $990

Break-even live

Break-even rent $1,063

Max offer price $135,000

Occupancy floor 52%

Sensitivity live

Price	-10% $1,066	-5% $1,028	+0% $990	+5% $951	+10% $913
Rent	-10% $807	-5% $898	+0% $990	+5% $1,081	+10% $1,173
Rate	-1.0pp $1,058	-0.5pp $1,024	base $990	+0.5pp $955	+1.0pp $919

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 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	19d	1	0.58mi
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	25d	1	0.68mi
601 Wynooski St Unit 201 Newberg, OR	2.0	2.0	1122	$1,850	$1.65	45d	1	0.91mi
601 Wynooski St Unit 100 Newberg, OR	2.0	2.0	1064	$1,745	$1.64	16d	1	0.92mi
2400 E Haworth Ave Newberg, OR	1.0–3.0	1.0–1.5	1025	$1,850	$1.80	3d	2	1.11mi
1009 N Hulet Ave Newberg, OR	3.0	2.0	1412	$2,250	$1.59	9d	1	1.16mi
905 S College St Unit B Newberg, OR	3.0	1.5	1248	$1,995	$1.60	25d	1	1.32mi
4001 E Jory St Newberg, OR	1.0–3.0	1.0–2.0	941	$2,440	$2.59	3d	1	1.35mi
1909 N Springbrook Rd Newberg, OR	3.0	2.0	1687	$2,550	$1.51	25d	1	1.47mi

Listing history 9 events

1. 2026-06-05
   days on market $135,000 Active 55 DOM
2. 2026-06-03
   days on market $135,000 Active 54 DOM
3. 2026-06-02
   days on market $135,000 Active 53 DOM
4. 2026-06-01
   days on market $135,000 Active 52 DOM
5. 2026-05-31
   days on market $135,000 Active 51 DOM
6. 2026-04-10
   listed $135,000 Active 504-char remark

   Show marketing remark (504 chars)

   Don't miss seeing this spacious home in the ALL AGE Springbrook Estates. Lovely 3-bedroom, 2-bath home with open floor plan, nice sized kitchen, living room, family room, dining area and laundry. Sellers is packing and moving. Skylights and sunny windows create a bright and cheerful home with plenty of parking and a cute back yard. Call for your showing today!! Vaulted ceilings. Roof, exterior paint and 2-skylights installed in 2019. Shown ONLY to Pre-approved buyers. Conveniently located to HWY 99.

7. 2021-08-04
   soldstatus $94,900 Sold 414-char remark

   Show marketing remark (414 chars)

   Peace, quiet and plenty of room to thrive. 3 bed, 2 bath. Nice sized kitchen with stainless steel appliances, vaulted ceilings with a good deal of natural light. New floors in 2016, new roof, exterior paint and 2 skylights in 2019. Space rent $775. Must be pre-approved with a lender who lends on Manufactured homes in parks. Shown only to preapproved buyers. Conveniently located to HWY 99. Nice, all-ages park.

8. 2021-07-17
   status Pending 414-char remark

   Show marketing remark (414 chars)

   Peace, quiet and plenty of room to thrive. 3 bed, 2 bath. Nice sized kitchen with stainless steel appliances, vaulted ceilings with a good deal of natural light. New floors in 2016, new roof, exterior paint and 2 skylights in 2019. Space rent $775. Must be pre-approved with a lender who lends on Manufactured homes in parks. Shown only to preapproved buyers. Conveniently located to HWY 99. Nice, all-ages park.

9. 2021-07-09
   listed $94,900 Active 414-char remark

   Show marketing remark (414 chars)

   Peace, quiet and plenty of room to thrive. 3 bed, 2 bath. Nice sized kitchen with stainless steel appliances, vaulted ceilings with a good deal of natural light. New floors in 2016, new roof, exterior paint and 2 skylights in 2019. Space rent $775. Must be pre-approved with a lender who lends on Manufactured homes in parks. Shown only to preapproved buyers. Conveniently located to HWY 99. Nice, all-ages park.

ⓘ 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: $905 · $75/mo
• Projected year-2 tax: $1,310 · $109/mo
• Expected delta: +$405/yr (+$34/mo · 44.7%)

ⓘ 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: −$7,562
• − Property taxes: −$905
• − Insurance: −$675
• − Repairs & maintenance: −$2,223
• − Management: −$2,223
• − Depreciation: −$3,927
• Taxable income: $10,271
• Est. tax owed @ 24.0%: −$2,465
• After-tax cash flow: $9,410/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

+42.3% since first listed

4 events — show timeline

• 2026-04-10 Listed $135,000 MLSCO
• 2021-08-04 Sold (MLS) $94,900 RMLS
• 2021-07-17 Pending — RMLS
• 2021-07-09 Listed $94,900 RMLS

Property tax history

+1.4%/yr

Latest (2025): $905 · +4.0% YoY. Source: county tax records.