2799 Siskiyou Blvd #36 · Ashland, OR 97520

$49,900

2 bd · 1.0 ba · 744 sqft · Land public records · 193 Days on market

Built 1971

---

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 +7.5/15.0
• Schools +5.7/10.0
• Livability +4.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Siskiyou Mobile Village on Ashland's south end—an all-ages community offering a mix of RV spaces and single-wide manufactured homes. Built in 1971, Space #36 has been thoughtfully improved by the current owner. Updates include new wood-laminate flooring throughout, fresh white interior paint, and refinished cabinetry, including the built-in china hutch in the living room. The home features vinyl windows, two window A/C units, refreshed skirting, and a charming decorative gate at the yard entry. A rare bonus in this park is the finished and insulated shed with washer/dryer hookups, although the park does have onsite laundry facilities. Architectural bump-outs in both the living room and primary bedroom create inviting, functional spaces that add character beyond what you typically find in a 744 sq. ft. , 2-bed/1-bath home. The gravel driveway can accommodate multiple vehicles depending on size, with potential to expand if desired.

Key facts

• Vinyl windows
• Refinished cabinetry
• Window a/c units

Tags

• NEW WOOD-LAMINATE FLOORING
• FRESH WHITE INTERIOR PAINT
• REFINISHED CABINETRY
• BUILT-IN CHINA HUTCH
• VINYL WINDOWS
• WINDOW A/C UNITS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath land listed at $50k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 30.8% vs local median 2.1% in Ashland — 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 83/100 on livability (#42 in OR, #1,019 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A+; Watch: cost of living F.
• Ashland SD 5 (suburban): math 59% / reading 73% proficiency, ranked #5 of 183 in OR (top 3%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.7%/yr); 368 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 904 units permitted in Jackson County in 2024 (212 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $345 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Jackson County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 1.7% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 193 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $5k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $43,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 193 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-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?
6. 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.
7. 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.
8. 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: 3.34% ✓
• Cap rate: 30.78%
• Cash-on-cash: 87.44%
• DSCR: 4.89
• GRM: 2.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.69% rent growth · sell at horizon

5-year hold

• IRR: 86.5%
• Equity multiple: 4.91×
• Total profit: $54,583
• Equity at exit: $7,440

10-year hold

• IRR: 89.4%
• Equity multiple: 9.76×
• Total profit: $122,341
• Equity at exit: $4,314

Cash invested: $13,972 (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 97520

• Rents YoY: 1.7%
• Active inventory: 368
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,667 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$16 /mo · $195/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $1,018

Break-even live

Break-even rent $378

Max offer price $49,900

Occupancy floor 34%

Sensitivity live

Price	-10% $1,046	-5% $1,032	+0% $1,018	+5% $1,004	+10% $990
Rent	-10% $886	-5% $952	+0% $1,018	+5% $1,084	+10% $1,150
Rate	-1.0pp $1,043	-0.5pp $1,031	base $1,018	+0.5pp $1,005	+1.0pp $992

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2080 Siskiyou Blvd Ashland, OR	1.0	1.0	650	$1,200	$1.85	45d	1	0.95mi

Listing history 21 events

1. 2026-06-21
   days on market $49,900 Active 193 DOM
2. 2026-06-19
   days on market $49,900 Active 191 DOM
3. 2026-06-18
   days on market $49,900 Active 190 DOM
4. 2026-06-17
   days on market $49,900 Active 189 DOM
5. 2026-06-16
   days on market $49,900 Active 188 DOM
6. 2026-06-15
   days on market $49,900 Active 187 DOM
7. 2026-06-14
   days on market $49,900 Active 185 DOM
8. 2026-06-13
   days on market $49,900 Active 184 DOM
9. 2026-06-10
   days on market $49,900 Active 182 DOM
10. 2026-06-09
    days on market $49,900 Active 181 DOM
11. 2026-06-08
    days on market $49,900 Active 180 DOM
12. 2026-06-07
    days on market $49,900 Active 179 DOM
13. 2026-06-05
    days on market $49,900 Active 176 DOM
14. 2026-06-03
    days on market $49,900 Active 175 DOM
15. 2026-06-02
    days on market $49,900 Active 174 DOM
16. 2026-06-01
    days on market $49,900 Active 173 DOM
17. 2026-05-31
    days on market $49,900 Active 172 DOM
18. 2026-05-30
    days on market $49,900 Active 171 DOM
19. 2025-12-10
    listed $54,900 Active 960-char remark

    Show marketing remark (960 chars)

    Welcome to Siskiyou Mobile Village on Ashland's south end—an all-ages community offering a mix of RV spaces and single-wide manufactured homes. Built in 1971, Space #36 has been thoughtfully improved by the current owner. Updates include new wood-laminate flooring throughout, fresh white interior paint, and refinished cabinetry, including the built-in china hutch in the living room. The home features vinyl windows, two window A/C units, refreshed skirting, and a charming decorative gate at the yard entry. A rare bonus in this park is the finished and insulated shed with washer/dryer hookups, although the park does have onsite laundry facilities. Architectural bump-outs in both the living room and primary bedroom create inviting, functional spaces that add character beyond what you typically find in a 744 sq. ft. , 2-bed/1-bath home. The gravel driveway can accommodate multiple vehicles depending on size, with potential to expand if desired.

20. 2020-06-01
    historical
21. 2020-01-02
    listed $44,500

ⓘ 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: $195 · $16/mo
• Projected year-2 tax: $484 · $40/mo
• Expected delta: +$289/yr (+$24/mo · 147.6%)

ⓘ 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 8/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥94°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 33 unhealthy d/yr today · 34 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,002
• − Mortgage interest: −$2,795
• − Property taxes: −$195
• − Insurance: −$250
• − Repairs & maintenance: −$1,600
• − Management: −$1,600
• − Depreciation: −$1,452
• Taxable income: $12,110
• Est. tax owed @ 24.0%: −$2,906
• After-tax cash flow: $9,310/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: Ashland SD 5
• NCES district ID: 4101560
• Math proficiency: 59% ▼ -2.00%
• Reading proficiency: 73% ▬ 0.00%
• Median HH income: $45,917
• Composite: 57.0/100
• National rank: #2358
• State rank: #5 of 183 in OR

Livability — Ashland

• Score: 83/100
• State rank: #42
• US rank: #1019

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Jackson County · 159,661 people
• City population: 26,512
• Metro: Medford, OR
• Population (ZIP): 26,512
• Household income: $67,948
• Rent vs Own: 42.3% rent · 57.7% own
• Severe rent burden: 1727.0

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 234,433 people
• By 2030: 243,834 · +4.0%
• By 2040: 259,717 · +10.8%
• By 2050: 273,269 · +16.6%
• By 2075: 300,624 · +28.2%
• By 2100: 305,256 · +30.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 9% Hispanic / Latino 9% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 5% Lithuanian 5% Portuguese 4%
• Foreign-born: 7% · Canada, China, Guatemala
• Languages at home: 92% English-only · Spanish 4% Other Asian/Pacific 1% German/W. Germanic 1%

Political lean MEDSL · Jackson

• 2024 margin: Lean R (+6.4) · D 45.5% · R 51.9% · Other 2.6%
• 2008→2024 swing: -6.5pp toward R · 2008: 0.1pp · 2024: -6.4pp
• All cycles: 2024: R+6.4 2020: R+3.5 2016: R+9.2 2012: R+5.0 2008: D+0.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -555.69%
• Current HPI: 231.9587
• Rent YoY: ▲ 1.69%
• Metro: Medford, OR
• 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

+23.4% since first listed

3 events — show timeline

• 2025-12-10 Listed $54,900 MLSCO
• 2020-06-01 Listing Removed — MLSCO
• 2020-01-02 Listed $44,500 MLSCO

Property tax history

+81.2%/yr

Latest (2022): $195 · +18.4% YoY. Source: county tax records.