1436 NW 8th St · McMinnville, OR 97128

$115,000

2 bd · 2.0 ba · 924 sqft · Manufactured public records · 38 Days on market

Built 1978 $124/sqft · 43% above area Est $80k · 43% over ↓ 11% since listing

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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
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• Schools +4.8/10.0
• Livability +3.8/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOCATION, LOCATION, LOCATION!! Only 1.4 miles to Linfield University. 2 minute drive to the Michelbook County Club. Now let's talk about this property... this property has been completely remodeled from top to bottom! This home has brand new luxury vinyl floors throughout. All new light fixtures making this home light and bright. All new appliances in the kitchen. Built in range, built in dishwasher. Great separation of space with primary bedroom on the opposite end of the home. Primary bedroom is also very spacious and has an on-suite bathroom that is fully renovated as well. The yard is fenced and features ample space for your gardening desires. Car port features double parking and large storage shed. Don't hesitate on this amazing investment opportunity in an all ages mobile home park. No HOA. This would make a great home for a first time buyer!! Home is financeable! Call your favorite realtor for a showing today.

Key facts

• Big shed
• Ample parking
• Large open yard

Tags

• UPDATED IN 2024
• NEW WINDOWS
• LARGE OPEN YARD
• BIG SHED
• AMPLE PARKING

Property features AI

Finance

• Other: Lot is level, paved access; Leased land parcel
• Financial info: Land lease expiration March 1, 2027
• HOA & community: Located on leased land (land lease in effect); Lot rent charged monthly

Exterior

• Parking: Carport; Driveway
• Security: Entry security feature
• Utilities: Electricity (fuel); Public water; Public sewer; Cable internet available
• Home design: Manufactured home in a park; Updated/remodeled condition; Single-story; Main level living; No noteworthy view
• Construction: Built in 1978; Composition roof; Pillar/post/pier foundation with skirting
• Exterior features: Fenced yard; Porch; Tool shed; Aluminum exterior

Interior

• Kitchen: Dishwasher; Free-standing range; Free-standing refrigerator; Pantry; Solid surface countertops; Eat bar / eating area
• Bedrooms: Primary bedroom on main (approx. 15 x 14) with closet; Second bedroom on main (approx. 12 x 10) with closet; Third bedroom on main (approx. 10 x 10)
• Flooring: Laminate flooring; Luxury vinyl plank
• Bathrooms: Two full bathrooms (both on main level)
• Heating & cooling: Heat pump for heating and cooling; Electric hot water
• Interior features: Accessible approach with ramp; Main-floor bedroom with bath; Natural lighting; One-level living; Utility room on main; Laundry area; Double pane windows with vinyl frames
• Laundry & utility: Laundry with washer/dryer hookups on main; Utility room (approx. 8 x 3)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $645 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.0% 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: Newby Elementary School (445 students, 70% 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; 32 comparable units currently listed for rent nearby; rentals leasing fast (median 8d 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 $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 + 0.8% rent growth), your $32k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.

Recommended offer $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.46% ✓
• Cap rate: 13.03%
• Cash-on-cash: 24.05%
• DSCR: 2.07
• GRM: 5.7

CMA / ARV

• ARV (median comp): $80,183
• List price: $115,000
• Delta: 43.42%
• Verdict: OVERPRICED
• Comps: 6 within 2.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1527 NW 8th St	0.11mi	2/1.0	924 (0%)	21mo	$47,000	$51	73
635 NW Hickory St	0.11mi	2/2.0	960 (+4%)	23mo	$101,000	$105	69
1436 NW 4th St	0.24mi	3/2.0 (+1)	980 (+6%)	16mo	$115,000	$117	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 · 0.79% rent growth · sell at horizon

5-year hold

• IRR: 14.9%
• Equity multiple: 1.58×
• Total profit: $18,779
• Equity at exit: $17,147

10-year hold

• IRR: 22.0%
• Equity multiple: 2.70×
• Total profit: $54,784
• 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 97128

• Rents YoY: 0.8%
• Active inventory: 390
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,675 high
• Mortgage (P&I): −$603
• Tax from tax record: −$27 /mo · $325/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $645

Break-even live

Break-even rent $858

Max offer price $115,000

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

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1355 NW 2nd St McMinnville, OR	2.0	1.5	840	$1,622	$1.93	1d	3	0.21mi
603 NW Beary St Unit 605 McMinnville, OR	2.0	1.0	864	$1,695	$1.96	20d	1	0.30mi
700 NW 12th St McMinnville, OR	2.0	1.0	900	$1,495	$1.66	17d	1	0.41mi
1795 NW 2nd St McMinnville, OR	2.0–3.0	1.0	1250	$1,425	$1.14	1d	2	0.44mi
605 NW Adams St McMinnville, OR	2.0–3.0	1.0	855	$1,449	$1.69	1d	2	0.71mi
404 SW Elmwood Ave Unit 404 McMinnville, OR	2.0	1.0	800	$1,695	$2.12	43d	1	0.77mi
925 SW Fleishauer Ln Unit 1550283P McMinnville, OR	1.0	1.0	839	$2,070	$2.47	16d	1	0.77mi
1647 SW Fellows St McMinnville, OR	2.0	1.0	820	$1,495	$1.82	1d	5	0.81mi
1031 NE Cowls St McMinnville, OR	2.0	1.5	900	$1,550	$1.72	23d	1	0.83mi
624 SW Drumwood Ave McMinnville, OR	1.0–3.0	1.0–1.5	878	$1,898	$2.16	1d	4	0.85mi
1910 NW Birch St Unit 245 McMinnville, OR	2.0	1.0	950	$1,700	$1.79	17d	1	0.85mi
727 SW Drumwood Ave Unit 13 McMinnville, OR	2.0	1.0	950	$1,350	$1.42	7d	1	0.88mi
727 SW Drumwood Ave Unit 2 McMinnville, OR	2.0	1.0	900	$1,525	$1.69	43d	1	0.88mi
1853 NW Adams St McMinnville, OR	2.0	1.0	884	$1,695	$1.92	43d	1	0.88mi
550 SW Edmunston St Apt 14 McMinnville, OR	2.0	1.0	800	$1,449	$1.81	1d	1	0.90mi
1794 SW Fellows St Unit 1764-58 McMinnville, OR	2.0	1.0	848	$1,350	$1.59	23d	1	0.93mi
1794 SW Fellows St Unit 1802-40 McMinnville, OR	2.0	1.0	848	$1,350	$1.59	43d	1	0.93mi
455 NE 17th St McMinnville, OR	2.0	1.0	900	$1,299	$1.44	3d	1	1.01mi
2005 NW 23rd St McMinnville, OR	2.0	2.0	990	$1,625	$1.64	1d	2	1.05mi
815 SW Cozine Ln McMinnville, OR	2.0	1.0	740	$1,195	$1.61	1d	1	1.10mi
230 SE Evans St Unit 22 McMinnville, OR	2.0	1.0	900	$1,650	$1.83	43d	1	1.11mi
230 SE Evans St Unit 06 McMinnville, OR	2.0	1.0	900	$1,595	$1.77	43d	1	1.11mi
230 SE Evans St McMinnville, OR	2.0	1.0	900	$1,595	$1.77	1d	1	1.11mi
711 SE Ford St McMinnville, OR	2.0	1.0	864	$1,690	$1.96	1d	1	1.21mi
725 SE Ford St McMinnville, OR	2.0	1.0	775	$1,425	$1.84	1d	1	1.22mi
855 SE Ford St McMinnville, OR	1.0–2.0	1.0	725	$1,475	$2.03	1d	7	1.22mi
981 SE Ford St McMinnville, OR	2.0	1.0	840	$1,295	$1.54	1d	1	1.25mi
1020 NE 12th St McMinnville, OR	2.0	1.0	790	$1,600	$2.03	7d	1	1.26mi
2501 NE Evans St McMinnville, OR	2.0	1.0–2.0	953	$1,638	$1.72	7d	6	1.28mi
2302 NE Evans St McMinnville, OR	2.0	1.0	764	$1,450	$1.90	1d	2	1.29mi
1025 NE 1st St Unit 8 McMinnville, OR	2.0	1.0	940	$1,695	$1.80	43d	1	1.31mi
1126 SE Rummel St Unit 1128 McMinnville, OR	2.0	1.0	1070	$1,795	$1.68	16d	1	1.44mi

Listing history 7 events

1. 2026-06-02
   status $115,000 Pending 38 DOM
2. 2026-06-01
   days on market $115,000 Active 38 DOM
3. 2026-05-31
   days on market $115,000 Active 37 DOM
4. 2026-04-24
   listed $115,000 Active 465-char remark
5. 2024-02-23
   soldstatus $126,750 Closed 931-char remark

   Show marketing remark (931 chars)

   LOCATION, LOCATION, LOCATION!! Only 1.4 miles to Linfield University. 2 minute drive to the Michelbook County Club. Now let's talk about this property... this property has been completely remodeled from top to bottom! This home has brand new luxury vinyl floors throughout. All new light fixtures making this home light and bright. All new appliances in the kitchen. Built in range, built in dishwasher. Great separation of space with primary bedroom on the opposite end of the home. Primary bedroom is also very spacious and has an on-suite bathroom that is fully renovated as well. The yard is fenced and features ample space for your gardening desires. Car port features double parking and large storage shed. Don't hesitate on this amazing investment opportunity in an all ages mobile home park. No HOA. This would make a great home for a first time buyer!! Home is financeable! Call your favorite realtor for a showing today.

6. 2024-02-19
   status Pending 931-char remark

   Show marketing remark (931 chars)

   LOCATION, LOCATION, LOCATION!! Only 1.4 miles to Linfield University. 2 minute drive to the Michelbook County Club. Now let's talk about this property... this property has been completely remodeled from top to bottom! This home has brand new luxury vinyl floors throughout. All new light fixtures making this home light and bright. All new appliances in the kitchen. Built in range, built in dishwasher. Great separation of space with primary bedroom on the opposite end of the home. Primary bedroom is also very spacious and has an on-suite bathroom that is fully renovated as well. The yard is fenced and features ample space for your gardening desires. Car port features double parking and large storage shed. Don't hesitate on this amazing investment opportunity in an all ages mobile home park. No HOA. This would make a great home for a first time buyer!! Home is financeable! Call your favorite realtor for a showing today.

7. 2024-02-09
   listed $129,500 Active 931-char remark

   Show marketing remark (931 chars)

   LOCATION, LOCATION, LOCATION!! Only 1.4 miles to Linfield University. 2 minute drive to the Michelbook County Club. Now let's talk about this property... this property has been completely remodeled from top to bottom! This home has brand new luxury vinyl floors throughout. All new light fixtures making this home light and bright. All new appliances in the kitchen. Built in range, built in dishwasher. Great separation of space with primary bedroom on the opposite end of the home. Primary bedroom is also very spacious and has an on-suite bathroom that is fully renovated as well. The yard is fenced and features ample space for your gardening desires. Car port features double parking and large storage shed. Don't hesitate on this amazing investment opportunity in an all ages mobile home park. No HOA. This would make a great home for a first time buyer!! Home is financeable! Call your favorite realtor for a showing today.

ⓘ 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: $325 · $27/mo
• Projected year-2 tax: $1,116 · $93/mo
• Expected delta: +$790/yr (+$66/mo · 243.0%)

ⓘ 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 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: $20,103
• − Mortgage interest: −$6,442
• − Property taxes: −$325
• − Insurance: −$575
• − Repairs & maintenance: −$1,608
• − Management: −$1,608
• − Depreciation: −$3,345
• Taxable income: $6,199
• Est. tax owed @ 24.0%: −$1,488
• After-tax cash flow: $6,257/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

-11.2% since first listed

5 events — show timeline

• 2026-06-02 Pending — RMLS
• 2026-04-24 Listed $115,000 RMLS
• 2024-02-23 Sold (MLS) $126,750 RMLS
• 2024-02-19 Pending — RMLS
• 2024-02-09 Listed $129,500 RMLS

Property tax history

+5.7%/yr

Latest (2025): $325 · +5.5% YoY. Source: county tax records.