136863 Highway 97 · Crescent, OR 97733

$189,900

2 bd · 1.0 ba · 1,268 sqft · SingleFamily · 75 Days on market

Poor condition 4,356 sqft lot $150/sqft · 29% below area Est $268k · 29% under

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Why this score? — see what drove the C- 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 +15.3/30.0
• ARV discount +15.0/15.0
• Appreciation +5.0/10.0
• DSCR +4.7/10.0
• 1% rule +4.2/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Livability +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

Looking for a fixer upper-Look no more! You have just found the home for you. (.16) acres- One car garage with plenty of storage in extra space attached to garage. This home has 2 bedrooms downstairs and the WHOLE upstairs could be 2 more bedrooms-all rooms do not have a closet to qualify for bedrooms-Do you have vision for the remodel-create a new floor plan while its in partially finished condition-This property is zoned commercial-maybe you have an idea for a business with HWY FRONTAGE! Home is hooked to city sewer and water. Come enjoy what the area has to offer as far as lakes and endless trails-and State Parks-Bring your vision and create a astonishing home! Call your favorite realtor for a private showing! Call Klamath County for your business ideas-Crescent could use more commercial ideas

Key facts

• One car garage
• Plenty of storage
• City water

Tags

• ONE CAR GARAGE
• PLENTY OF STORAGE
• ZONED COMMERCIAL
• HWY FRONTAGE
• CITY SEWER
• CITY WATER

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $190k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $70 ($842/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (7.8% below list).
• Recommended offer: $175k (7.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Market conditions: 83 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 232 units permitted in Klamath County in 2024 (72 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (3.0% local appreciation)).
• Klamath County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $53k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $75k; list at $190k implies a 153% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $175,000 (7.8% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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: 0.92% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.58%
• DSCR: 1.07
• GRM: 9.0

CMA / ARV

• ARV (median comp): $268,436
• List price: $189,900
• Delta: -29.26%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 9.0%
• Equity multiple: 1.51×
• Total profit: $27,370
• Equity at exit: $85,387

10-year hold

• IRR: 11.5%
• Equity multiple: 2.72×
• Total profit: $91,240
• Equity at exit: $131,592

Cash invested: $53,172 (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 97733

• Active inventory: 83
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,750 medium
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$237 /mo · $2,848/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $70

Break-even live

Break-even rent $1,661

Max offer price $189,900

Occupancy floor 91%

Sensitivity live

Price	-10% $201	-5% $136	+0% $70	+5% $5	+10% $-61
Rent	-10% $-68	-5% $1	+0% $70	+5% $139	+10% $208
Rate	-1.0pp $166	-0.5pp $118	base $70	+0.5pp $21	+1.0pp $-29

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
206 Ward St Crescent, OR	3.0	2.0	1700	$1,750	$1.03	44d	1	0.18mi

Listing history 19 events

1. 2026-06-19
   days on market $189,900 Active 75 DOM
2. 2026-06-18
   days on market $189,900 Active 74 DOM
3. 2026-06-17
   days on market $189,900 Active 73 DOM
4. 2026-06-16
   days on market $189,900 Active 72 DOM
5. 2026-06-15
   days on market $189,900 Active 71 DOM
6. 2026-06-14
   days on market $189,900 Active 69 DOM
7. 2026-06-12
   days on market $189,900 Active 68 DOM
8. 2026-06-09
   days on market $189,900 Active 65 DOM
9. 2026-06-08
   days on market $189,900 Active 64 DOM
10. 2026-06-07
    days on market $189,900 Active 63 DOM
11. 2026-06-05
    days on market $189,900 Active 60 DOM
12. 2026-06-02
    days on market $189,900 Active 58 DOM
13. 2026-06-01
    days on market $189,900 Active 57 DOM
14. 2026-05-31
    days on market $189,900 Active 56 DOM
15. 2026-05-30
    days on market $189,900 Active 55 DOM
16. 2026-04-05
    listed $189,900 Active 810-char remark

    Show marketing remark (810 chars)

    Looking for a fixer upper-Look no more! You have just found the home for you. (.16) acres- One car garage with plenty of storage in extra space attached to garage. This home has 2 bedrooms downstairs and the WHOLE upstairs could be 2 more bedrooms-all rooms do not have a closet to qualify for bedrooms-Do you have vision for the remodel-create a new floor plan while its in partially finished condition-This property is zoned commercial-maybe you have an idea for a business with HWY FRONTAGE! Home is hooked to city sewer and water. Come enjoy what the area has to offer as far as lakes and endless trails-and State Parks-Bring your vision and create a astonishing home! Call your favorite realtor for a private showing! Call Klamath County for your business ideas-Crescent could use more commercial ideas

17. 2021-12-10
    soldstatus $75,000 Closed 528-char remark

    Show marketing remark (528 chars)

    What a great home or office this could be. Located in Crescent on Hwy 97. Property is zoned commercial. With some work this could be a great home or office with highway frontage. Two bedrooms/offices, 1 bath, living room/waiting room area, kitchen/reception area, dining/office area and lots of storage. Possibilities galore. On city water and sewer. Bring your ideas and make this place uniquely your own. Crescent is a growing community. Buyer to do all due diligence regarding home including but not limited to approved uses.

18. 2021-11-20
    status Pending 528-char remark

    Show marketing remark (528 chars)

    What a great home or office this could be. Located in Crescent on Hwy 97. Property is zoned commercial. With some work this could be a great home or office with highway frontage. Two bedrooms/offices, 1 bath, living room/waiting room area, kitchen/reception area, dining/office area and lots of storage. Possibilities galore. On city water and sewer. Bring your ideas and make this place uniquely your own. Crescent is a growing community. Buyer to do all due diligence regarding home including but not limited to approved uses.

19. 2021-11-05
    listed $125,000 Active 528-char remark

    Show marketing remark (528 chars)

    What a great home or office this could be. Located in Crescent on Hwy 97. Property is zoned commercial. With some work this could be a great home or office with highway frontage. Two bedrooms/offices, 1 bath, living room/waiting room area, kitchen/reception area, dining/office area and lots of storage. Possibilities galore. On city water and sewer. Bring your ideas and make this place uniquely your own. Crescent is a growing community. Buyer to do all due diligence regarding home including but not limited to approved uses.

ⓘ 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 2/10 Low 7 d/yr ≥88°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 12 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,000
• − Mortgage interest: −$10,637
• − Property taxes: −$2,848
• − Insurance: −$950
• − Repairs & maintenance: −$1,680
• − Management: −$1,680
• − Depreciation: −$5,524
• Taxable loss: −$2,320
• Est. tax savings @ 24.0%: +$557
• After-tax cash flow: $1,398/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.

Condition & rehab AI · 13 photos

Poor 20/100 Extensive rehab

This property requires extensive renovation, including structural repairs, kitchen and bathroom updates, and painting. It presents significant potential for value increase through these improvements.

Repairs flagged

• Major Exposed beams — Structural integrity compromised
• Major Missing cabinets — Kitchen and bath functionality impaired
• Major Exposed wiring — Electrical safety compromised

Value-add opportunities

• Resale Kitchen cabinets — Enhances kitchen functionality and aesthetics
• Resale Bathroom cabinets — Enhances bathroom functionality and aesthetics
• Both Painting — Improves curb appeal and interior aesthetics
• Both Roof repair — Ensures structural integrity and enhances curb appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed beams · Structural integrity compromised	Major	$15,000–50,000
Missing cabinets · Kitchen and bath functionality impaired	Major	$15,000–50,000
Exposed wiring · Electrical safety compromised	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Resale Kitchen cabinets — Enhances kitchen functionality and aesthetics ↑
• Resale Bathroom cabinets — Enhances bathroom functionality and aesthetics ↑
• Both Painting — Improves curb appeal and interior aesthetics ↑
• Both Roof repair — Ensures structural integrity and enhances curb appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Crescent

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Crescent, OR
• Population (ZIP): 592

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 (94%)
• Race & ethnicity: White 94% Two or more races 5%
• Common ancestry: Slovak 9% Hungarian 5% Iranian 5%
• Foreign-born: 8% · Canada

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: —
• Current HPI: —
• 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

+51.9% since first listed

4 events — show timeline

• 2026-04-05 Listed $189,900 RMLS
• 2021-12-10 Sold (MLS) $75,000 MLSCO
• 2021-11-20 Pending — MLSCO
• 2021-11-05 Listed $125,000 MLSCO