42264 German Brown Ln Unit 6 & 7 · Chiloquin, OR 97624

$135,000

2 bd · 2.0 ba · 960 sqft · Manufactured · 35 Days on market

Manufactured home Built 1980 6.62 ac lot

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +5.4/30.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +1.0/10.0
• DSCR +0.0/10.0

Listing remarks

COURT AUTHORIZED REPRESENTATIVE SALE. Excellent fix-and-hold opportunity. Potential for dual income--upstairs/downstairs rental or possible ADU (buyer to verify). All offers must be submitted via EquityVaultAuctions. A 4.5% buyer's premium applies pursuant to the Auction Terms and Conditions. Cash or hard money buyers, investors, and flippers--opportunity knocks. Run your numbers and submit the bid that works for you. There is no cost to place a bid. Only the winning bidder pays the buyer's premium. Bidding closes (__________).

Key facts

• 6.62 acre lot
• 2 garage spots
• Built 1980

Property features AI

Finance

• Other: Additional parcels included (Parcel # 193267, Tax Lot 3407-022CB-00300)
• Financial info: Property is not rented
• HOA & community: CC&Rs apply

Exterior

• Parking: 2-car garage; Driveway parking
• Security: No audio or video surveillance on premises
• Utilities: Well water; Septic tank; Public utilities available
• Home design: Manufactured on land (double wide); Residential property; One level; No accessory dwelling unit; R5 residential zoning
• Construction: Built in 1980; No common walls; Foundation: Other
• Exterior features: Metal roof; Flood zone: Yes; Irrigation district: Other

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Wood heating; Cooling system (other/unspecified)
• Interior features: Wood-burning fireplace; Carpet and vinyl flooring; Living room; Kitchen; No basement
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $-294 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $93k (31.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $81k (40.0% below list).
• Recommended offer: $81k (40.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#121 in OR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: commute C-, crime F, amenities F.
• Klamath County SD (rural): math 21% / reading 37% proficiency, ranked #46 of 58 in OR (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Chiloquin Elementary School (math 24% / reading 34%, grade F, #263 of 412 statewide, top 68%, 226 students, 76% FRL); Chiloquin High School (math 17% / reading 34%, grade F, #118 of 143 statewide, top 82%, 170 students, 59% FRL).
• Market conditions: 280 active listings in the ZIP; 232 units permitted in Klamath County in 2024 (72 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($933 loan paydown + $14k appreciation (10.0% local appreciation)).
• Klamath County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $80,935 (40.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 40% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.60% ✗
• Cap rate: 3.68%
• Cash-on-cash: -9.32%
• DSCR: 0.59
• GRM: 13.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.7%
• Equity multiple: 2.45×
• Total profit: $54,839
• Equity at exit: $121,619

10-year hold

• IRR: 16.7%
• Equity multiple: 5.66×
• Total profit: $176,220
• Equity at exit: $262,275

Cash invested: $37,800 (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 97624

• Home prices YoY: 21.5%
• Active inventory: 280
• Price-to-rent: 13.9×

Monthly cashflow live

• Estimated rent: $809 medium
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$170
• Net cashflow: $-294

Break-even live

Break-even rent $1,181

Max offer price $92,520

Occupancy floor —

Sensitivity live

Price	-10% $-200	-5% $-247	+0% $-294	+5% $-340	+10% $-387
Rent	-10% $-358	-5% $-326	+0% $-294	+5% $-262	+10% $-230
Rate	-1.0pp $-226	-0.5pp $-259	base $-294	+0.5pp $-329	+1.0pp $-364

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-22
   days on market $135,000 Active 35 DOM
2. 2026-06-19
   days on market $135,000 Active 32 DOM
3. 2026-06-18
   days on market $135,000 Active 31 DOM
4. 2026-06-17
   days on market $135,000 Active 30 DOM
5. 2026-06-16
   days on market $135,000 Active 29 DOM
6. 2026-06-15
   days on market $135,000 Active 28 DOM
7. 2026-06-14
   days on market $135,000 Active 26 DOM
8. 2026-06-12
   days on market $135,000 Active 25 DOM
9. 2026-06-09
   days on market $135,000 Active 22 DOM
10. 2026-06-08
    days on market $135,000 Active 21 DOM
11. 2026-06-07
    days on market $135,000 Active 20 DOM
12. 2026-06-05
    days on market $135,000 Active 17 DOM
13. 2026-06-02
    days on market $135,000 Active 15 DOM
14. 2026-06-01
    days on market $135,000 Active 14 DOM
15. 2026-05-31
    days on market $135,000 Active 13 DOM
16. 2026-05-30
    days on market $135,000 Active 12 DOM
17. 2026-05-18
    listed $135,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 19 unhealthy d/yr today · 22 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,712
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$777
• − Management: −$777
• − Depreciation: −$3,927
• Taxable loss: −$6,031
• Est. tax savings @ 24.0%: +$1,447
• After-tax cash flow: $-2,075/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: Klamath County SD
• NCES district ID: 4107020
• Math proficiency: 21% ▼ -17.00%
• Reading proficiency: 37% ▼ -16.00%
• Median HH income: $44,906
• Composite: 24.83/100
• National rank: #7593
• State rank: #46 of 58 in OR

Livability — Chiloquin

• Score: 71/100
• State rank: #121
• US rank: #7018

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,756

Population outlook (Klamath County) Hauer SSP2

• Today (2025): 63,870 people
• By 2030: 62,279 · -2.5%
• By 2040: 58,891 · -7.8%
• By 2050: 56,207 · -12.0%
• By 2075: 51,239 · -19.8%
• By 2100: 46,526 · -27.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Native American 16% Two or more races 10% Hispanic / Latino 4%
• Common ancestry: Serbian 5% Portuguese 4% Slovak 3%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Russian/Polish/Slavic 2% Spanish 1%

Political lean MEDSL · Klamath

• 2024 margin: Solid R (+41.9) · D 27.9% · R 69.8% · Other 2.4%
• 2008→2024 swing: -8.8pp toward R · 2008: -33.1pp · 2024: -41.9pp
• All cycles: 2024: R+41.9 2020: R+40.6 2016: R+44.8 2012: R+38.2 2008: R+33.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 85.46%
• Current HPI: 483.6619
• Rent YoY: —
• Metro: —
• 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

• 2026-05-18 Listed $135,000 MLSCO