906 SW Alder St Unit 31 · Dundee, OR 97115

$139,000

2 bd · 1.0 ba · 1,008 sqft · Manufactured public records · 5 Days on market

Built 1977

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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 +5.4/10.0
• Livability +3.7/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

2 bedroom 2 bath on large treed lot master suit. This rare 2 bed 2 bath mobile is on a large 50X100 treed lot in a family park, has a large livingroom. has been totally updaded, with new kitchen, new baths laminated floors, new heat pump with ac. fenced yard has a patio with area for garden. garage. quiet safe park. new rubberized roof. laundry room. large covered front porch. 1120 sq ft. Easy private morgage only $10,000 dn. 800 payment, park is about $800 a month. NO agents without client.

Key facts

• Master suite
• New heat pump
• Large treed lot

Tags

• LARGE TREED LOT
• MASTER SUITE
• NEW KITCHEN
• NEW BATHS
• LAMINATED FLOORS
• NEW HEAT PUMP

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $139k.

Deal economics

• At list price, monthly cash flow is $327 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $139k).
• Cap rate 9.1% vs local median 1.6% in Dundee — 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 73/100 on livability (#100 in OR) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools C-, amenities F, 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: 45 active listings in the ZIP; 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 $961 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $139,000

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.04% ✓
• Cap rate: 9.11%
• Cash-on-cash: 10.07%
• DSCR: 1.45
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $85,680
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
906 SW Alder St #4	0.00mi	2/2.0	896 (-11%)	2mo	$76,000	$85	76
906 SW Alder St #23	0.00mi	2/2.0	910 (-10%)	9mo	$75,500	$83	72
906 SW Alder St #45	0.00mi	2/2.0	1,080 (+7%)	16mo	$118,000	$109	71

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.2%
• Equity multiple: 0.95×
• Total profit: $-1,790
• Equity at exit: $20,725

10-year hold

• IRR: 8.4%
• Equity multiple: 1.64×
• Total profit: $24,945
• Equity at exit: $12,018

Cash invested: $38,920 (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 97115

• Home prices YoY: -23.6%
• Active inventory: 45
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,439 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$24 /mo · $283/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $327

Break-even live

Break-even rent $1,026

Max offer price $139,000

Occupancy floor 72%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-18
   days on market $139,000 Active 5 DOM
2. 2026-06-17
   days on market $139,000 Active 4 DOM
3. 2026-06-16
   days on market $139,000 Active 3 DOM
4. 2026-06-15
   days on market $139,000 Active 2 DOM
5. 2026-06-13
   remarks 496-char remark
6. 2026-06-13
   listed $139,000 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: $283 · $24/mo
• Projected year-2 tax: $1,348 · $112/mo
• Expected delta: +$1,066/yr (+$89/mo · 377.1%)

ⓘ 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: $17,272
• − Mortgage interest: −$7,786
• − Property taxes: −$283
• − Insurance: −$695
• − Repairs & maintenance: −$1,382
• − Management: −$1,382
• − Depreciation: −$4,044
• Taxable income: $1,701
• Est. tax owed @ 24.0%: −$408
• After-tax cash flow: $3,512/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 — Dundee

• Score: 73/100
• State rank: #100
• US rank: #5385

Category grades

Amenities F Commute F Cost of living D- Crime A+ Employment A+ Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dundee, OR
• Population (ZIP): 3,916

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 (69%)
• Race & ethnicity: White 69% Hispanic / Latino 26% Two or more races 16% Asian 1%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Iranian 4% Italian 4% Portuguese 3%
• Foreign-born: 14% · Canada
• Languages at home: 80% English-only · Spanish 19%

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: ▼ -108.84%
• Current HPI: 351.3391
• Rent YoY: —
• Metro: —
• 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

• 2026-06-09 Listed $139,000 Fizber.com

Property tax history

+27.2%/yr

Latest (2025): $283 · +6.9% YoY. Source: county tax records.