1000 S Mckern Ct #102 · Newberg, OR 97132

$118,000

3 bd · 2.5 ba · 1,296 sqft · Manufactured public records · 52 Days on market

Built 1991 $91/sqft · at area comps Est $117k · 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.1/15.0
• 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

This charming 3-bedroom, 2-bath home in the heart of Yamhill County blends comfort, convenience, and valuable updates, making it a must-see! Enjoy peace of mind with a newer roof (approx. 3 years old), updated HVAC with A/C (approx. 6 years old), new gutters, a new water heater, and a freshly painted exterior that adds to its curb appeal. Inside and out, thoughtful updates bring a modern touch, while the spacious backyard offers the perfect setting for gardening, entertaining, or simply relaxing—complete with a storage shed for added functionality. The sizable carport provides covered parking and extra storage with a second shed, ensuring plenty of room for your needs. Ideally located

Key facts

• Spacious backyard
• Newer roof
• New gutters

Tags

• NEWER ROOF
• UPDATED HVAC
• NEW GUTTERS
• NEW WATER HEATER
• FRESHLY PAINTED EXTERIOR
• SPACIOUS BACKYARD

Property features AI

Finance

• Other: Lot rent listed monthly (park information); Parcel references on file
• Financial info: Land lease not applicable
• HOA & community: Located in Springbrook Estates (park community); Not a senior community

Exterior

• Parking: Covered carport; Extra-deep carport
• Security: Security features listed as unknown
• Utilities: Public water; Public sewer; Electric service for fuel and water heating; DSL and fiber optic internet available
• Home design: Manufactured home in park; Detached; Built in 1991; Main level living; No notable view
• Construction: Built in 1991; Title-built area
• Exterior features: Shingle roof; Covered patio; Porch; Tool shed; Workshop; Yard; Corner lot; Concrete and paved road access

Interior

• Kitchen: Dishwasher; Free-standing range; Free-standing refrigerator; Pantry; Stainless steel appliances
• Bedrooms: Primary bedroom on main; Second bedroom on main; Third bedroom
• Flooring: Wall-to-wall carpet; Laminate flooring; Luxury vinyl plank
• Bathrooms: Two full bathrooms (both on main level)
• Heating & cooling: Heat pump heating; Central air conditioning; Heat pump cooling
• Interior features: Updated/remodeled interior; One-level living with minimal steps; Laundry on main; Skylights; Wall-to-wall carpet; Laminate and luxury vinyl plank flooring; Vinyl window frames; Crawl space
• Laundry & utility: Laundry area; Electric hot water

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath manufactured listed at $118k.

Deal economics

• At list price, monthly cash flow is $939 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $118k).
• Recommended offer: $114k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.8% 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; 238 active listings in the ZIP; 22 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $816 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 $33k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($114k) is reasonable based on typical stale-listing flexibility.

Recommended offer $114,460 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 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: 1.77% ✓
• Cap rate: 15.84%
• Cash-on-cash: 34.10%
• DSCR: 2.52
• GRM: 4.7

CMA / ARV

• ARV (median comp): $116,876
• List price: $118,000
• Delta: 0.96%
• Verdict: FAIR
• 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 #10	0.00mi	3/2.0	1,296 (0%)	0mo	$115,000	$89	98
1000 S Mckern Ct #45	0.00mi	3/2.0	1,404 (+8%)	6mo	$121,000	$86	79
2902 E 2nd St #67	0.34mi	3/2.0	1,344 (+4%)	4mo	$85,000	$63	72
1000 S Mckern Ct #58	0.00mi	3/2.0	1,456 (+12%)	9mo	$139,990	$96	70
2901 E 2nd St #117	0.34mi	3/2.0	1,400 (+8%)	4mo	$123,000	$88	65
2902 E 2nd St #110	0.34mi	3/2.0	1,404 (+8%)	4mo	$85,000	$61	65
2901 E 2nd St #60	0.34mi	3/2.0	1,152 (-11%)	4mo	$95,000	$82	60
2901 E 2nd St #109	0.34mi	2/2.0 (-1)	1,440 (+11%)	1mo	$87,800	$61	58
2902 E 2nd St #98	0.42mi	3/3.0	1,440 (+11%)	3mo	$119,000	$83	58
2902 E 2nd St #95	0.39mi	2/2.0 (-1)	1,200 (-7%)	8mo	$172,000	$143	56
2901 E 2nd St #77	0.34mi	2/2.0 (-1)	1,440 (+11%)	7mo	$95,000	$66	53
2901 E 2nd St #47	0.34mi	2/2.0 (-1)	1,152 (-11%)	9mo	$119,900	$104	51

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: 26.8%
• Equity multiple: 2.08×
• Total profit: $35,618
• Equity at exit: $17,594

10-year hold

• IRR: 33.0%
• Equity multiple: 3.67×
• Total profit: $88,237
• Equity at exit: $10,202

Cash invested: $33,040 (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: 4.7×

Monthly cashflow live

• Estimated rent: $2,091 high
• Mortgage (P&I): −$619
• Tax from tax record: −$45 /mo · $536/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $939

Break-even live

Break-even rent $902

Max offer price $118,000

Occupancy floor 50%

Sensitivity live

Price	-10% $1,006	-5% $972	+0% $939	+5% $906	+10% $872
Rent	-10% $774	-5% $856	+0% $939	+5% $1,022	+10% $1,104
Rate	-1.0pp $998	-0.5pp $969	base $939	+0.5pp $908	+1.0pp $877

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: $29,500
• Closing costs: $3,540
• Reserves months: —
• Total cash needed: —

Rent comps 22 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
2501 E 2nd St #12 Newberg, OR	2.0	2.0	910	$1,500	$1.65	25d	1	0.63mi
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
401 S Everest St Newberg, OR	2.0	1.0	950	$1,625	$1.71	0d	1	0.84mi
1536 E 3rd St Unit 20 Newberg, OR	3.0	1.0	1000	$1,725	$1.73	45d	1	0.90mi
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
611 Sitka Ave Unit 03 Newberg, OR	2.0	1.5	900	$1,550	$1.72	45d	1	1.04mi
2400 E Haworth Ave Newberg, OR	1.0–3.0	1.0–1.5	1025	$1,850	$1.80	0d	2	1.11mi
1009 N Hulet Ave Newberg, OR	3.0	2.0	1412	$2,250	$1.59	9d	1	1.16mi
1109 S River St Newberg, OR	2.0	2.0	969	$1,812	$1.87	0d	3	1.18mi
1401 N Springbrook Rd Newberg, OR	2.0	1.0	960	$1,550	$1.61	17d	4	1.23mi
1401 N Springbrook Rd Apt 128 Newberg, OR	2.0	1.0	960	$1,500	$1.56	3d	1	1.23mi
2507 Hawthorne Dr Newberg, OR	2.0	1.0	950	$1,700	$1.79	3d	1	1.25mi
1401 N Springbrook Rd Unit 220 Newberg, OR	2.0	1.0	960	$1,600	$1.67	25d	1	1.25mi
905 S College St Unit B Newberg, OR	3.0	1.5	1248	$1,995	$1.60	25d	1	1.32mi
606 E Ninth St Apt 34 Newberg, OR	2.0	1.0	920	$1,550	$1.68	5d	1	1.34mi
606 E 9th St Newberg, OR	2.0	1.0–1.5	920	$1,550	$1.68	21d	2	1.34mi
4001 E Jory St Newberg, OR	1.0–3.0	1.0–2.0	941	$2,440	$2.59	0d	1	1.35mi
4460 E Jory St Unit 114 Newberg, OR	2.0	2.0	909	$1,899	$2.09	12d	1	1.45mi
1909 N Springbrook Rd Newberg, OR	3.0	2.0	1687	$2,550	$1.51	25d	1	1.47mi

Listing history 15 events

1. 2026-06-21
   days on market $118,000 Active 52 DOM
2. 2026-06-18
   days on market $118,000 Active 49 DOM
3. 2026-06-17
   days on market $118,000 Active 48 DOM
4. 2026-06-16
   days on market $118,000 Active 47 DOM
5. 2026-06-15
   days on market $118,000 Active 46 DOM
6. 2026-06-13
   days on market $118,000 Active 44 DOM
7. 2026-06-09
   days on market $118,000 Active 40 DOM
8. 2026-06-08
   days on market $118,000 Active 39 DOM
9. 2026-06-07
   days on market $118,000 Active 38 DOM
10. 2026-06-05
    days on market $118,000 Active 35 DOM
11. 2026-06-03
    days on market $118,000 Active 34 DOM
12. 2026-06-02
    days on market $118,000 Active 33 DOM
13. 2026-06-01
    days on market $118,000 Active 32 DOM
14. 2026-05-31
    days on market $118,000 Active 31 DOM
15. 2026-04-30
    listed $118,000 Active 840-char remark

ⓘ 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: $536 · $45/mo
• Projected year-2 tax: $1,145 · $95/mo
• Expected delta: +$608/yr (+$51/mo · 113.4%)

ⓘ 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: $25,088
• − Mortgage interest: −$6,610
• − Property taxes: −$536
• − Insurance: −$590
• − Repairs & maintenance: −$2,007
• − Management: −$2,007
• − Depreciation: −$3,433
• Taxable income: $9,905
• Est. tax owed @ 24.0%: −$2,377
• After-tax cash flow: $8,890/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

1 event — show timeline

• 2026-04-30 Listed $118,000 RMLS

Property tax history

+2.4%/yr

Latest (2025): $536 · +4.0% YoY. Source: county tax records.