1103 N Springbrook Rd #50 · Newberg, OR 97132

$139,900

3 bd · 2.5 ba · 1,440 sqft · Manufactured public records · 44 Days on market

Built 1977 $97/sqft · 51% above area

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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 +9.3/10.0
• ARV discount +7.5/15.0
• 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

Welcome home to this well-maintained 3-bedroom, 2-bath manufactured home located in a highly desirable central Newberg location within the park and city. ..Open House 6/6/26, 11am - 1pm. . . Situated at the end of a quiet dead-end street, this home offers excellent privacy and a peaceful setting. Inside, you’ll love the open-concept layout featuring a spacious living room, dining area, laundry and family room—perfect for everyday living and entertaining. Recent updates include fresh interior paint and durable vinyl flooring, giving the home a clean, modern feel. Step outside to enjoy the covered porch and a beautifully sized yard, complete with a patio, dog run and storage shed. Additional highlights include low space rent - $800 per month, low taxes, and a park-approved sale, helping ensure a smooth and quick closing. This is a fantastic opportunity to own an affordable, comfortable home in a convenient and well-kept community.

Key facts

• Covered porch
• Patio
• Open-concept layout

Tags

• CENTRAL NEWBERG LOCATION
• QUIET DEAD-END STREET
• OPEN-CONCEPT LAYOUT
• COVERED PORCH
• BEAUTIFULLY SIZED YARD
• PATIO

Property features AI

Finance

• Other: Lot rent listed as monthly
• Financial info: Property is resale; Land lease yes
• HOA & community: Located in Azalea Garden Mobile Manor (park); Land lease in place (monthly lot rent of $800); land lease expires December 31, 2026; Not a senior community

Exterior

• Parking: Carport; Driveway
• Utilities: Public water; Public sewer; Electric service; Cable internet available
• Home design: Manufactured home in a park (residential, not attached); Single-level layout; Built in 1977; Westwind manufacturer; No view reported
• Construction: Rubber roof; Block foundation
• Exterior features: Covered deck; Patio; Porch; Fenced yard; Tool shed; Yard; Level lot; Paved road access; Metal siding

Interior

• Kitchen: Dishwasher; Free‑standing range; Free‑standing refrigerator; Vinyl flooring in kitchen
• Bedrooms: Primary bedroom on main level with closet and vinyl flooring; Second bedroom on main level with ceiling fan, closet, and vinyl flooring; Third bedroom on main level with closet and vinyl flooring
• Flooring: Vinyl flooring throughout main living areas and bedrooms
• Bathrooms: Two full bathrooms (both on main level)
• Heating & cooling: Forced air heating; Heat pump cooling; Electric fuel
• Interior features: Main-floor bedroom and bath (accessible); One-level living; Laundry area with washer/dryer; Vinyl windows with vinyl frames; Crawl space basement
• Laundry & utility: Washer and dryer present; Electric hot water

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $759 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.8% 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; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $967 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 $39k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 4y ago; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $135,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 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 1977 — 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. 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?
5. 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.
6. 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.
7. 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: 1.43% ✓
• Cap rate: 12.80%
• Cash-on-cash: 23.25%
• DSCR: 2.03
• GRM: 5.8

CMA / ARV

• ARV (median comp): $92,650
• List price: $139,900
• Delta: 51.00%
• Verdict: OVERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2902 E 2nd St #98	0.73mi	3/3.0	1,440 (0%)	3mo	$119,000	$83	62

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: 13.7%
• Equity multiple: 1.53×
• Total profit: $20,807
• Equity at exit: $20,860

10-year hold

• IRR: 20.7%
• Equity multiple: 2.57×
• Total profit: $61,352
• Equity at exit: $12,096

Cash invested: $39,172 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,996 high
• Mortgage (P&I): −$734
• Tax from tax record: −$26 /mo · $310/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $759

Break-even live

Break-even rent $1,035

Max offer price $139,900

Occupancy floor 57%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1401 N Springbrook Rd Newberg, OR	2.0	1.0	960	$1,550	$1.61	16d	4	0.13mi
1401 N Springbrook Rd Apt 128 Newberg, OR	2.0	1.0	960	$1,500	$1.56	2d	1	0.13mi
1401 N Springbrook Rd Unit 220 Newberg, OR	2.0	1.0	960	$1,600	$1.67	23d	1	0.15mi
2507 Hawthorne Dr Newberg, OR	2.0	1.0	950	$1,700	$1.79	1d	1	0.35mi
1909 N Springbrook Rd Newberg, OR	3.0	2.0	1687	$2,550	$1.51	23d	1	0.36mi
2400 E Haworth Ave Newberg, OR	1.0–3.0	1.0–1.5	1025	$1,850	$1.80	1d	2	0.44mi
4001 E Jory St Newberg, OR	1.0–3.0	1.0–2.0	941	$2,440	$2.59	1d	1	0.50mi
1009 N Hulet Ave Newberg, OR	3.0	2.0	1412	$2,250	$1.59	7d	1	0.55mi
611 Sitka Ave Unit 03 Newberg, OR	2.0	1.5	900	$1,550	$1.72	43d	1	0.67mi
4460 E Jory St Unit 114 Newberg, OR	2.0	2.0	909	$1,899	$2.09	10d	1	0.72mi
2501 E 2nd St #12 Newberg, OR	2.0	2.0	910	$1,500	$1.65	23d	1	0.76mi
2203 E Sam Parrett Dr Newberg, OR	3.0	2.5	1386	$2,399	$1.73	23d	1	0.91mi
506 S Corinne Dr Newberg, OR	3.0	2.5	1390	$2,350	$1.69	17d	1	0.93mi
480 S Lair Ln Newberg, OR	3.0	2.5	1345	$2,395	$1.78	3d	1	0.97mi
401 S Everest St Newberg, OR	2.0	1.0	950	$1,625	$1.71	1d	1	1.08mi
1536 E 3rd St Unit 20 Newberg, OR	3.0	1.0	1000	$1,725	$1.73	43d	1	1.09mi
1200 N Meridian St Newberg, OR	2.0	1.5	950	$1,595	$1.68	43d	1	1.13mi
601 Wynooski St Unit 201 Newberg, OR	2.0	2.0	1122	$1,850	$1.65	43d	1	1.26mi
601 Wynooski St Unit 100 Newberg, OR	2.0	2.0	1064	$1,745	$1.64	14d	1	1.26mi

Listing history 32 events

1. 2026-06-18
   days on market $139,900 Active 44 DOM
2. 2026-06-17
   days on market $139,900 Active 43 DOM
3. 2026-06-16
   days on market $139,900 Active 42 DOM
4. 2026-06-15
   days on market $139,900 Active 41 DOM
5. 2026-06-13
   days on market $139,900 Active 39 DOM
6. 2026-06-10
   price $139,900 Active 35 DOM

   Show marketing remark (954 chars)

   Welcome home to this well-maintained 3-bedroom, 2-bath manufactured home located in a highly desirable central Newberg location within the park and city. ..Open House 6/6/26, 11am - 1pm. . . Situated at the end of a quiet dead-end street, this home offers excellent privacy and a peaceful setting. Inside, you’ll love the open-concept layout featuring a spacious living room, dining area, laundry and family room—perfect for everyday living and entertaining. Recent updates include fresh interior paint and durable vinyl flooring, giving the home a clean, modern feel. Step outside to enjoy the covered porch and a beautifully sized yard, complete with a patio, dog run and storage shed. Additional highlights include low space rent - $800 per month, low taxes, and a park-approved sale, helping ensure a smooth and quick closing. This is a fantastic opportunity to own an affordable, comfortable home in a convenient and well-kept community.

7. 2026-06-09
   days on market $146,900 Active 35 DOM
8. 2026-06-08
   days on market $146,900 Active 34 DOM
9. 2026-06-07
   days on market $146,900 Active 33 DOM
10. 2026-06-05
    days on market $146,900 Active 30 DOM
11. 2026-06-03
    days on market $146,900 Active 29 DOM
12. 2026-06-02
    days on market $146,900 Active 28 DOM
13. 2026-06-01
    days on market $146,900 Active 27 DOM
14. 2026-05-31
    days on market $146,900 Active 26 DOM
15. 2026-04-23
    price $151,900 951-char remark

    Show marketing remark (954 chars)

    Welcome home to this well-maintained 3-bedroom, 2-bath manufactured home located in a highly desirable central Newberg location within the park and city. ..Open House 6/6/26, 11am - 1pm. . . Situated at the end of a quiet dead-end street, this home offers excellent privacy and a peaceful setting. Inside, you’ll love the open-concept layout featuring a spacious living room, dining area, laundry and family room—perfect for everyday living and entertaining. Recent updates include fresh interior paint and durable vinyl flooring, giving the home a clean, modern feel. Step outside to enjoy the covered porch and a beautifully sized yard, complete with a patio, dog run and storage shed. Additional highlights include low space rent - $800 per month, low taxes, and a park-approved sale, helping ensure a smooth and quick closing. This is a fantastic opportunity to own an affordable, comfortable home in a convenient and well-kept community.

16. 2026-01-23
    listed $154,900 Active 951-char remark

    Show marketing remark (954 chars)

    Welcome home to this well-maintained 3-bedroom, 2-bath manufactured home located in a highly desirable central Newberg location within the park and city. ..Open House 6/6/26, 11am - 1pm. . . Situated at the end of a quiet dead-end street, this home offers excellent privacy and a peaceful setting. Inside, you’ll love the open-concept layout featuring a spacious living room, dining area, laundry and family room—perfect for everyday living and entertaining. Recent updates include fresh interior paint and durable vinyl flooring, giving the home a clean, modern feel. Step outside to enjoy the covered porch and a beautifully sized yard, complete with a patio, dog run and storage shed. Additional highlights include low space rent - $800 per month, low taxes, and a park-approved sale, helping ensure a smooth and quick closing. This is a fantastic opportunity to own an affordable, comfortable home in a convenient and well-kept community.

17. 2026-01-21
    listed $151,900 Active 951-char remark
18. 2022-12-14
    soldstatus $130,000 Sold

    Show marketing remark (501 chars)

    The white picket fence greets you and then the beautiful updates throughout this gem in Azalea Gardens make it feel like home! 3 bd, 2ba with living room & family room. Newer laminate floors. All walls are finished drywall. Outside, enjoy the rose garden, the play yard, with space for veggies and flowers! Also a fully fenced dog run. Best location in the park! Buyer must apply & be accepted by park. Space rent is $650/mo, expected to increase in 2023 $700/mo. Enter park from N Deborah St.

19. 2022-12-14
    soldstatus $130,000

    Show marketing remark (501 chars)

    The white picket fence greets you and then the beautiful updates throughout this gem in Azalea Gardens make it feel like home! 3 bd, 2ba with living room & family room. Newer laminate floors. All walls are finished drywall. Outside, enjoy the rose garden, the play yard, with space for veggies and flowers! Also a fully fenced dog run. Best location in the park! Buyer must apply & be accepted by park. Space rent is $650/mo, expected to increase in 2023 $700/mo. Enter park from N Deborah St.

20. 2022-12-14
    soldstatus $130,000 Closed

    Show marketing remark (501 chars)

    The white picket fence greets you and then the beautiful updates throughout this gem in Azalea Gardens make it feel like home! 3 bd, 2ba with living room & family room. Newer laminate floors. All walls are finished drywall. Outside, enjoy the rose garden, the play yard, with space for veggies and flowers! Also a fully fenced dog run. Best location in the park! Buyer must apply & be accepted by park. Space rent is $650/mo, expected to increase in 2023 $700/mo. Enter park from N Deborah St.

21. 2022-11-22
    status Pending
22. 2022-11-22
    status Pending
23. 2022-11-08
    status Active
24. 2022-11-08
    status Active
25. 2022-11-02
    status Pending
26. 2022-10-24
    historical Active Under Contract
27. 2022-10-24
    historical Active Bumpable
28. 2022-10-20
    status Active
29. 2022-10-17
    status Pending
30. 2022-10-14
    listed $140,000 Active

    Show marketing remark (501 chars)

    The white picket fence greets you and then the beautiful updates throughout this gem in Azalea Gardens make it feel like home! 3 bd, 2ba with living room & family room. Newer laminate floors. All walls are finished drywall. Outside, enjoy the rose garden, the play yard, with space for veggies and flowers! Also a fully fenced dog run. Best location in the park! Buyer must apply & be accepted by park. Space rent is $650/mo, expected to increase in 2023 $700/mo. Enter park from N Deborah St.

31. 2022-10-14
    listed $140,000

    Show marketing remark (501 chars)

    The white picket fence greets you and then the beautiful updates throughout this gem in Azalea Gardens make it feel like home! 3 bd, 2ba with living room & family room. Newer laminate floors. All walls are finished drywall. Outside, enjoy the rose garden, the play yard, with space for veggies and flowers! Also a fully fenced dog run. Best location in the park! Buyer must apply & be accepted by park. Space rent is $650/mo, expected to increase in 2023 $700/mo. Enter park from N Deborah St.

32. 2022-10-14
    listed $140,000 Active

    Show marketing remark (501 chars)

    The white picket fence greets you and then the beautiful updates throughout this gem in Azalea Gardens make it feel like home! 3 bd, 2ba with living room & family room. Newer laminate floors. All walls are finished drywall. Outside, enjoy the rose garden, the play yard, with space for veggies and flowers! Also a fully fenced dog run. Best location in the park! Buyer must apply & be accepted by park. Space rent is $650/mo, expected to increase in 2023 $700/mo. Enter park from N Deborah St.

ⓘ 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: $310 · $26/mo
• Projected year-2 tax: $1,357 · $113/mo
• Expected delta: +$1,047/yr (+$87/mo · 337.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌡 Heat 3/10 Moderate
• 🫁 Air quality 9/10 Extreme 11 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,952
• − Mortgage interest: −$7,837
• − Property taxes: −$310
• − Insurance: −$700
• − Repairs & maintenance: −$1,916
• − Management: −$1,916
• − Depreciation: −$4,070
• Taxable income: $7,203
• Est. tax owed @ 24.0%: −$1,729
• After-tax cash flow: $7,379/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

-0.1% since first listed

22 events — show timeline

• 2026-06-10 Price Changed $139,900 WVMLS
• 2026-06-10 Price Changed $139,900 RMLS
• 2026-05-20 Price Changed $146,900 WVMLS
• 2026-05-20 Price Changed $146,900 RMLS
• 2026-04-23 Price Changed $151,900 WVMLS
• 2026-01-23 Listed $154,900 WVMLS
• 2026-01-21 Listed $151,900 RMLS
• 2022-12-14 Sold (MLS) $130,000 WVMLS
• 2022-12-14 Sold (MLS) $130,000 RMLS
• 2022-12-14 Sold (MLS) $130,000 OCMLS
• 2022-11-22 Pending — RMLS
• 2022-11-22 Pending — WVMLS
• 2022-11-08 Relisted — RMLS
• 2022-11-08 Relisted — WVMLS
• 2022-11-02 Pending — RMLS
• 2022-10-24 Contingent — RMLS
• 2022-10-24 Contingent — WVMLS
• 2022-10-20 Relisted — RMLS
• 2022-10-17 Pending — RMLS
• 2022-10-14 Listed $140,000 WVMLS
• 2022-10-14 Listed $140,000 RMLS
• 2022-10-14 Listed $140,000 OCMLS

Property tax history

+1.8%/yr

Latest (2025): $310 · +4.0% YoY. Source: county tax records.