1000 S Mckern Ct #34 · Newberg, OR 97132

$174,900

3 bd · 2.0 ba · 1,984 sqft · Manufactured public records · 9 Days on market

Built 1995 Est $179k · at est.

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• ARV discount +8.4/15.0
• 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

OFFER DEADLINE TUESDAY 3/15/22 AT 7PM. Spacious one level 4 bedroom/2 bath home! Light and bright with an open floorplan this property also includes a newer roof and a rare two car attached garage with ample overhead storage. Located in a well-managed and clean community. Enjoy your morning coffee while sitting on the covered front porch and entertaining guests in the large kitchen. Don't miss the opportunity to view this lovely home!

Key facts

• Large windows
• Ample cabinetry
• Single-level living

Tags

• SINGLE-LEVEL LIVING
• ATTACHED 2-CAR GARAGE
• VAULTED CEILINGS
• AMPLE CABINETRY
• PRIVATE RETREAT
• LARGE WINDOWS

Property features AI

Finance

• Other: Lot is leveled and on paved roads; Lot size range listed as 0K to 2,999 SqFt
• Financial info: Monthly lot rent of $1,300; Land lease expires July 6, 2026
• HOA & community: Leased land in a park setting (land lease active); Park amenities include commons

Exterior

• Parking: Driveway; Attached 2-car garage
• Utilities: Electric fuel; Public water; Public sewer
• Home design: Manufactured home in park (residential); One-level main living area; No notable view; Located in Springbrook Estates
• Construction: Built in 1995; Block foundation
• Exterior features: Fenced yard; Other exterior description

Interior

• Kitchen: Kitchen with island and kitchen/dining room combo; Dishwasher; Free-standing range; Free-standing refrigerator
• Bedrooms: Primary bedroom on main with ensuite, vaulted ceiling, walk-in closet, and wall-to-wall carpet; Second bedroom on main with wall-to-wall carpet; Third bedroom on main with wall-to-wall carpet; Fourth bedroom on main with sliding doors and laminate flooring
• Flooring: Laminate flooring in portions; Wall-to-wall carpet in bedrooms
• Bathrooms: Two full bathrooms (both on main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Ceiling fans; Laminate flooring; Laundry area; Soaking tub; Vaulted ceilings; Accessible features including garage on main and one-level living; Double pane windows with vinyl frames
• Laundry & utility: Laundry area included; Hot water provided by electricity

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $813 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Cap rate 11.9% 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.
• Zoned schools: Mabel Rush Elementary School (math 44% / reading 44%, grade F, #143 of 412 statewide, top 38%, 389 students, 38% FRL); Mountain View Middle School (math 29% / reading 44%, grade F, #54 of 128 statewide, top 42%, 498 students, 99% FRL); Newberg Senior High School (math 24% / reading 74%, grade D, #50 of 143 statewide, top 37%, 1,389 students, 31% FRL) — zoned schools average 56% FRL vs 36% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 230 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 30% of the median local income ($96k/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.
• At projected returns (-3.0% appreciation + 0.6% rent growth), your $49k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 13y 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 $174,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 1.39% ✓
• Cap rate: 11.87%
• Cash-on-cash: 19.91%
• DSCR: 1.89
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $178,560
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1000 S Mckern Ct #85	0.00mi	4/2.0 (+1)	1,848 (-7%)	2mo	$140,000	$76	82
1000 S Mckern Ct #120	0.00mi	3/2.0	1,782 (-10%)	9mo	$159,999	$90	76
1000 S Mckern Ct #69	0.00mi	4/2.0 (+1)	1,848 (-7%)	20mo	$121,990	$66	67
1000 S Mckern Ct #41	0.00mi	3/2.0	1,728 (-13%)	16mo	$160,000	$93	66
300 S Everest St #13	0.71mi	4/3.0 (+1)	1,782 (-10%)	12mo	$165,400	$93	30

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: 9.4%
• Equity multiple: 1.36×
• Total profit: $17,545
• Equity at exit: $26,078

10-year hold

• IRR: 16.5%
• Equity multiple: 2.20×
• Total profit: $58,976
• Equity at exit: $15,122

Cash invested: $48,972 (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: 6.0×

Monthly cashflow live

• Estimated rent: $2,430 high
• Mortgage (P&I): −$917
• Tax from tax record: −$117 /mo · $1,404/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$510
• Net cashflow: $813

Break-even live

Break-even rent $1,401

Max offer price $174,900

Occupancy floor 62%

Sensitivity live

Price	-10% $912	-5% $862	+0% $813	+5% $763	+10% $714
Rent	-10% $621	-5% $717	+0% $813	+5% $909	+10% $1,005
Rate	-1.0pp $901	-0.5pp $857	base $813	+0.5pp $767	+1.0pp $721

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 8 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	18d	1	0.58mi
480 S Lair Ln Newberg, OR	3.0	2.5	1345	$2,395	$1.78	3d	1	0.66mi
2203 E Sam Parrett Dr Newberg, OR	3.0	2.5	1386	$2,399	$1.73	24d	1	0.68mi
2400 E Haworth Ave Newberg, OR	1.0–3.0	1.0–1.5	1025	$1,850	$1.80	2d	2	1.11mi
1009 N Hulet Ave Newberg, OR	3.0	2.0	1412	$2,250	$1.59	8d	1	1.16mi
905 S College St Unit B Newberg, OR	3.0	1.5	1248	$1,995	$1.60	24d	1	1.32mi
4001 E Jory St Newberg, OR	1.0–3.0	1.0–2.0	941	$2,440	$2.59	2d	1	1.35mi
1909 N Springbrook Rd Newberg, OR	3.0	2.0	1687	$2,550	$1.51	24d	1	1.47mi

Listing history 7 events

1. 2026-06-18
   status $174,900 Pending 9 DOM
2. 2026-06-17
   days on market $174,900 Active 9 DOM
3. 2026-06-16
   days on market $174,900 Active 8 DOM
4. 2026-06-15
   days on market $174,900 Active 7 DOM
5. 2026-06-13
   days on market $174,900 Active 5 DOM
6. 2026-06-08
   remarks 699-char remark
7. 2026-06-08
   listed $174,900 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: $1,404 · $117/mo
• Projected year-2 tax: $1,697 · $141/mo
• Expected delta: +$292/yr (+$24/mo · 20.8%)

ⓘ 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: $29,161
• − Mortgage interest: −$9,797
• − Property taxes: −$1,404
• − Insurance: −$874
• − Repairs & maintenance: −$2,333
• − Management: −$2,333
• − Depreciation: −$5,088
• Taxable income: $7,331
• Est. tax owed @ 24.0%: −$1,760
• After-tax cash flow: $7,993/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

+192.0% since first listed

7 events — show timeline

• 2026-06-08 Listed $174,900 RMLS
• 2022-04-19 Sold (MLS) $170,000 RMLS
• 2022-03-23 Pending — RMLS
• 2022-03-10 Listed $159,900 RMLS
• 2014-02-28 Sold (MLS) $55,000 RMLS
• 2014-01-13 Pending — RMLS
• 2013-12-11 Listed $59,900 RMLS

Property tax history

+1.2%/yr

Latest (2025): $1,404 · +4.0% YoY. Source: county tax records.