627 NW 6th Ct · McMinnville, OR 97128

$149,900

3 bd · 2.5 ba · 1,344 sqft · Manufactured public records · 124 Days on market

Built 1981 $112/sqft · 7% below area Est $160k · 7% under ↓ 22% since listing

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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
• ARV discount +10.5/15.0
• 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
• Appreciation +0.0/10.0

Listing remarks MLS

Stunning remodeled double-wide home with 4 bedrooms on quiet cul-de-sac in a desirable neighborhood. This home showcases many new upgrades, including new vinyl flooring, wall-to-wall carpet in the 4 bedrooms, vinyl windows, new siding, a fully updated kitchen with granite countertops, and a 2025 roof replacement. The plumbing and insulation have also been redone. Brand new F/S Range, built in microwave and new dishwasher has been installed! This beautiful home is a must-see. Schedule your very own home tour today!

Key facts

• Quiet cul-de-sac
• Granite countertops
• New vinyl flooring

Tags

• REMODELED DOUBLE-WIDE HOME
• QUIET CUL-DE-SAC
• DESIRABLE NEIGHBORHOOD
• NEW VINYL FLOORING
• FULLY UPDATED KITCHEN
• GRANITE COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $837 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% 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.
• Market conditions: Rents flat; 390 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 35% of the median local income ($76k/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 $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 + 0.8% rent growth), your $42k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 124 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $131,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 124 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 13.00%
• Cash-on-cash: 23.94%
• DSCR: 2.07
• GRM: 5.7

CMA / ARV

• ARV (median comp): $160,459
• List price: $149,900
• Delta: -6.58%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
643 NW Hickory St	0.08mi	3/2.0	1,325 (-1%)	9mo	$170,000	$128	85
1428 NW 5th St	0.07mi	3/2.0	1,440 (+7%)	1mo	$125,000	$87	82
1535 NW 2nd St	0.19mi	2/2.0 (-1)	1,344 (0%)	10mo	$50,000	$37	76
1427 NW 9th Ct	0.19mi	2/2.0 (-1)	1,344 (0%)	12mo	$129,000	$96	74
1552 NW 8th St	0.17mi	3/2.0	1,400 (+4%)	16mo	$365,000	$261	70
1636 NW Madrona Ct	0.17mi	3/2.0	1,512 (+12%)	5mo	$371,500	$246	65
988 NW Del Monte Dr	0.29mi	3/2.0	1,404 (+4%)	18mo	$385,000	$274	63
1419 NW 2nd St	0.18mi	2/2.0 (-1)	1,440 (+7%)	14mo	$105,000	$73	61
1636 NW Sequoia Ct	0.19mi	2/2.0 (-1)	1,404 (+4%)	23mo	$375,000	$267	58
995 NW Arrowood Dr	0.27mi	4/2.0 (+1)	1,512 (+12%)	9mo	$430,000	$284	52
1610 SW Apperson St	0.37mi	3/2.0	1,177 (-12%)	12mo	$419,900	$357	50
1679 SW Richard Ct	0.60mi	3/2.0	1,512 (+12%)	3mo	$160,000	$106	47

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: 14.8%
• Equity multiple: 1.58×
• Total profit: $24,223
• Equity at exit: $22,351

10-year hold

• IRR: 21.9%
• Equity multiple: 2.69×
• Total profit: $70,857
• Equity at exit: $12,961

Cash invested: $41,972 (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 97128

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

Monthly cashflow live

• Estimated rent: $2,186 high
• Mortgage (P&I): −$786
• Tax from tax record: −$41 /mo · $496/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $837

Break-even live

Break-even rent $1,126

Max offer price $149,900

Occupancy floor 57%

Sensitivity live

Price	-10% $922	-5% $880	+0% $837	+5% $795	+10% $752
Rent	-10% $665	-5% $751	+0% $837	+5% $924	+10% $1,010
Rate	-1.0pp $913	-0.5pp $875	base $837	+0.5pp $798	+1.0pp $759

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
136 SW Sharon Jane Pl McMinnville, OR	3.0	2.0	1477	$2,150	$1.46	22d	1	0.26mi
140 SW Daniels St McMinnville, OR	3.0	1.0	1524	$1,995	$1.31	24d	1	0.35mi
1795 NW 2nd St McMinnville, OR	2.0–3.0	1.0	1250	$2,250	$1.80	2d	2	0.35mi
1701 NW Wallace Rd Unit 1550269P McMinnville, OR	2.0	2.0	1560	$6,009	$3.85	8d	1	0.43mi
467 NW Meadows Dr McMinnville, OR	3.0	2.0	1278	$2,100	$1.64	44d	1	0.46mi
1302 SW Wright St McMinnville, OR	3.0	2.5	1763	$2,400	$1.36	44d	1	0.47mi
700 NW 12th St McMinnville, OR	2.0	1.0	900	$1,495	$1.66	18d	1	0.47mi
939 SW Fellows Ct McMinnville, OR	3.0	2.0	1729	$2,375	$1.37	44d	1	0.65mi
605 NW Adams St McMinnville, OR	2.0–3.0	1.0	855	$1,750	$2.05	2d	2	0.70mi
624 SW Drumwood Ave McMinnville, OR	1.0–3.0	1.0–1.5	878	$2,400	$2.73	2d	4	0.75mi
727 SW Drumwood Ave Unit 13 McMinnville, OR	2.0	1.0	950	$1,350	$1.42	8d	1	0.77mi
727 SW Drumwood Ave Unit 2 McMinnville, OR	2.0	1.0	900	$1,525	$1.69	44d	1	0.77mi
417 SW Pemberly Loop McMinnville, OR	3.0	2.5	1700	$2,200	$1.29	44d	1	0.84mi
1031 NE Cowls St McMinnville, OR	2.0	1.5	900	$1,550	$1.72	24d	1	0.86mi
982 SW Hawthorne St McMinnville, OR	3.0	2.0	1458	$2,375	$1.63	22d	1	0.91mi
1149 SW Brockwood Ave McMinnville, OR	3.0	2.0	1432	$3,600	$2.51	24d	1	0.91mi
1910 NW Birch St Unit 245 McMinnville, OR	2.0	1.0	950	$1,700	$1.79	18d	1	0.95mi
2280 NW Fendle Way McMinnville, OR	3.0	2.0	1473	$2,449	$1.66	44d	1	0.96mi
1853 NW Adams St McMinnville, OR	2.0	1.0	884	$1,695	$1.92	44d	1	0.97mi
1809 NW 23rd St McMinnville, OR	3.0	2.5	1440	$2,200	$1.53	22d	1	0.97mi
2372 NW Meadows Dr Unit 1550268P McMinnville, OR	3.0	2.0	1539	$2,954	$1.92	2d	1	1.05mi
230 SE Evans St McMinnville, OR	2.0	1.0	900	$1,595	$1.77	2d	1	1.06mi
230 SE Evans St Unit 06 McMinnville, OR	2.0	1.0	900	$1,595	$1.77	44d	1	1.06mi
230 SE Evans St Unit 22 McMinnville, OR	2.0	1.0	900	$1,650	$1.83	44d	1	1.06mi
455 NE 17th St McMinnville, OR	2.0	1.0	900	$1,299	$1.44	4d	1	1.08mi
2005 NW 23rd St McMinnville, OR	2.0	2.0	990	$1,625	$1.64	2d	2	1.16mi
1116 SE Millright Ave McMinnville, OR	3.0	2.5	1652	$2,300	$1.39	44d	1	1.27mi
1025 NE 1st St Unit 8 McMinnville, OR	2.0	1.0	940	$1,695	$1.80	44d	1	1.28mi
1126 SE Rummel St Unit 1128 McMinnville, OR	2.0	1.0	1070	$1,795	$1.68	17d	1	1.35mi
2501 NE Evans St McMinnville, OR	2.0	1.0–2.0	953	$1,638	$1.72	8d	6	1.38mi

Listing history 19 events

1. 2026-06-15
   statusdays on market $149,900 Pending 124 DOM
2. 2026-06-13
   days on market $149,900 Active 123 DOM
3. 2026-06-13
   days on market $149,900 Active 122 DOM
4. 2026-06-09
   days on market $149,900 Active 119 DOM
5. 2026-06-08
   days on market $149,900 Active 118 DOM
6. 2026-06-07
   days on market $149,900 Active 117 DOM
7. 2026-06-05
   days on market $149,900 Active 114 DOM
8. 2026-06-03
   days on market $149,900 Active 113 DOM
9. 2026-06-02
   days on market $149,900 Active 112 DOM
10. 2026-06-01
    days on market $149,900 Active 111 DOM
11. 2026-05-31
    days on market $149,900 Active 110 DOM
12. 2026-05-18
    price $149,900 519-char remark

    Show marketing remark (519 chars)

    Stunning remodeled double-wide home with 4 bedrooms on quiet cul-de-sac in a desirable neighborhood. This home showcases many new upgrades, including new vinyl flooring, wall-to-wall carpet in the 4 bedrooms, vinyl windows, new siding, a fully updated kitchen with granite countertops, and a 2025 roof replacement. The plumbing and insulation have also been redone. Brand new F/S Range, built in microwave and new dishwasher has been installed! This beautiful home is a must-see. Schedule your very own home tour today!

13. 2026-04-18
    price $159,900 519-char remark

    Show marketing remark (519 chars)

    Stunning remodeled double-wide home with 4 bedrooms on quiet cul-de-sac in a desirable neighborhood. This home showcases many new upgrades, including new vinyl flooring, wall-to-wall carpet in the 4 bedrooms, vinyl windows, new siding, a fully updated kitchen with granite countertops, and a 2025 roof replacement. The plumbing and insulation have also been redone. Brand new F/S Range, built in microwave and new dishwasher has been installed! This beautiful home is a must-see. Schedule your very own home tour today!

14. 2026-03-03
    price $169,000 519-char remark

    Show marketing remark (519 chars)

    Stunning remodeled double-wide home with 4 bedrooms on quiet cul-de-sac in a desirable neighborhood. This home showcases many new upgrades, including new vinyl flooring, wall-to-wall carpet in the 4 bedrooms, vinyl windows, new siding, a fully updated kitchen with granite countertops, and a 2025 roof replacement. The plumbing and insulation have also been redone. Brand new F/S Range, built in microwave and new dishwasher has been installed! This beautiful home is a must-see. Schedule your very own home tour today!

15. 2026-02-04
    listed $174,900 Active 519-char remark

    Show marketing remark (519 chars)

    Stunning remodeled double-wide home with 4 bedrooms on quiet cul-de-sac in a desirable neighborhood. This home showcases many new upgrades, including new vinyl flooring, wall-to-wall carpet in the 4 bedrooms, vinyl windows, new siding, a fully updated kitchen with granite countertops, and a 2025 roof replacement. The plumbing and insulation have also been redone. Brand new F/S Range, built in microwave and new dishwasher has been installed! This beautiful home is a must-see. Schedule your very own home tour today!

16. 2025-12-13
    historical
17. 2025-09-13
    price $184,000
18. 2025-06-12
    price $189,000
19. 2025-04-28
    listed $192,000 Active

ⓘ 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: $496 · $41/mo
• Projected year-2 tax: $1,454 · $121/mo
• Expected delta: +$958/yr (+$80/mo · 192.9%)

ⓘ 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: $26,236
• − Mortgage interest: −$8,397
• − Property taxes: −$496
• − Insurance: −$750
• − Repairs & maintenance: −$2,099
• − Management: −$2,099
• − Depreciation: −$4,361
• Taxable income: $8,035
• Est. tax owed @ 24.0%: −$1,928
• After-tax cash flow: $8,119/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

-21.9% since first listed

8 events — show timeline

• 2026-05-18 Price Changed $149,900 RMLS
• 2026-04-18 Price Changed $159,900 RMLS
• 2026-03-03 Price Changed $169,000 RMLS
• 2026-02-04 Listed $174,900 RMLS
• 2025-12-13 Listing Removed — WVMLS
• 2025-09-13 Price Changed $184,000 WVMLS
• 2025-06-12 Price Changed $189,000 WVMLS
• 2025-04-28 Listed $192,000 WVMLS

Property tax history

+4.6%/yr

Latest (2025): $496 · +5.5% YoY. Source: county tax records.