135962 Hwy 97 · Crescent, OR 97733

$115,000

2 bd · 1.0 ba · 1,116 sqft · SingleFamily · 346 Days on market

Built 1930 Poor condition 9,583 sqft lot $103/sqft · 45% below area Est $211k · 45% under

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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 +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• Appreciation +5.0/10.0
• 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

Great .22 acres to build on with city water, power and sewer! Home is in need of Super handy man or tear down- Build your amazing forever home-The area offers several lakes and trails in the area to ride your ATVs and UTVs-Contact Klamath County with ideas on your next project. Home is being sold as is-Bring your tools!

Key facts

• 9,583 sq ft lot
• Built 1930
• Listed 345 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $532 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — 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; 232 units permitted in Klamath County in 2024 (72 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($795 loan paydown + $3k 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 $32k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 346 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 6 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 $50k; list at $115k implies a 130% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 346 days. Have you received any prior offers? Is the seller open to a 12% 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. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.46% ✓
• Cap rate: 11.85%
• Cash-on-cash: 19.84%
• DSCR: 1.88
• GRM: 5.7

CMA / ARV

• ARV (median comp): $210,654
• List price: $115,000
• Delta: -45.41%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 26.2%
• Equity multiple: 2.48×
• Total profit: $47,782
• Equity at exit: $51,709

10-year hold

• IRR: 26.9%
• Equity multiple: 4.81×
• Total profit: $122,639
• Equity at exit: $79,690

Cash invested: $32,200 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,680 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $532

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 63%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-19
   days on market $115,000 Active 346 DOM
2. 2026-06-18
   days on market $115,000 Active 345 DOM
3. 2026-06-17
   days on market $115,000 Active 344 DOM
4. 2026-06-16
   days on market $115,000 Active 343 DOM
5. 2026-06-15
   days on market $115,000 Active 342 DOM
6. 2026-06-14
   days on market $115,000 Active 340 DOM
7. 2026-06-12
   days on market $115,000 Active 339 DOM
8. 2026-06-09
   days on market $115,000 Active 336 DOM
9. 2026-06-08
   days on market $115,000 Active 335 DOM
10. 2026-06-07
    days on market $115,000 Active 334 DOM
11. 2026-06-05
    days on market $115,000 Active 331 DOM
12. 2026-06-02
    days on market $115,000 Active 329 DOM
13. 2026-06-01
    days on market $115,000 Active 328 DOM
14. 2026-05-31
    days on market $115,000 Active 327 DOM
15. 2026-05-30
    days on market $115,000 Active 326 DOM
16. 2026-03-27
    price $115,000 321-char remark

    Show marketing remark (323 chars)

    Great . 22 acres to build on with city water, power and sewer! Home is in need of Super handy man or tear down- Build your amazing forever home-The area offers several lakes and trails in the area to ride your ATVs and UTVs-Contact Klamath County with ideas on your next project. Home is being sold as is-Bring your tools!

17. 2026-03-27
    price $115,000 323-char remark

    Show marketing remark (323 chars)

    Great . 22 acres to build on with city water, power and sewer! Home is in need of Super handy man or tear down- Build your amazing forever home-The area offers several lakes and trails in the area to ride your ATVs and UTVs-Contact Klamath County with ideas on your next project. Home is being sold as is-Bring your tools!

18. 2025-08-29
    status Active 321-char remark

    Show marketing remark (323 chars)

    Great . 22 acres to build on with city water, power and sewer! Home is in need of Super handy man or tear down- Build your amazing forever home-The area offers several lakes and trails in the area to ride your ATVs and UTVs-Contact Klamath County with ideas on your next project. Home is being sold as is-Bring your tools!

19. 2025-08-29
    status Active 323-char remark

    Show marketing remark (323 chars)

    Great . 22 acres to build on with city water, power and sewer! Home is in need of Super handy man or tear down- Build your amazing forever home-The area offers several lakes and trails in the area to ride your ATVs and UTVs-Contact Klamath County with ideas on your next project. Home is being sold as is-Bring your tools!

20. 2025-08-23
    status Pending 321-char remark

    Show marketing remark (323 chars)

    Great . 22 acres to build on with city water, power and sewer! Home is in need of Super handy man or tear down- Build your amazing forever home-The area offers several lakes and trails in the area to ride your ATVs and UTVs-Contact Klamath County with ideas on your next project. Home is being sold as is-Bring your tools!

21. 2025-08-23
    status Pending 323-char remark

    Show marketing remark (323 chars)

    Great . 22 acres to build on with city water, power and sewer! Home is in need of Super handy man or tear down- Build your amazing forever home-The area offers several lakes and trails in the area to ride your ATVs and UTVs-Contact Klamath County with ideas on your next project. Home is being sold as is-Bring your tools!

22. 2025-07-02
    listed $120,000 Active 321-char remark

    Show marketing remark (321 chars)

    Great .22 acres to build on with city water, power and sewer! Home is in need of Super handy man or tear down- Build your amazing forever home-The area offers several lakes and trails in the area to ride your ATVs and UTVs-Contact Klamath County with ideas on your next project. Home is being sold as is-Bring your tools!

23. 2025-06-29
    listed $120,000 Active 323-char remark

    Show marketing remark (323 chars)

    Great . 22 acres to build on with city water, power and sewer! Home is in need of Super handy man or tear down- Build your amazing forever home-The area offers several lakes and trails in the area to ride your ATVs and UTVs-Contact Klamath County with ideas on your next project. Home is being sold as is-Bring your tools!

24. 2021-05-12
    soldstatus $50,000 Closed
25. 2021-04-29
    status Pending
26. 2021-04-28
    status Active
27. 2021-04-25
    status Pending
28. 2021-04-23
    listed $69,900 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 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: $20,158
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,613
• − Management: −$1,613
• − Depreciation: −$3,345
• Taxable income: $4,845
• Est. tax owed @ 24.0%: −$1,163
• After-tax cash flow: $5,225/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 · 10 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and updates to become habitable and marketable. Immediate attention is needed to address structural damage, roof, siding, and interior issues.

Repairs flagged

• Major Roof — Shingles are damaged and missing
• Major Siding — Peeling and damaged
• Major Landscaping — Overgrown and unkempt
• Major Fencing — Dilapidated and incomplete
• Major Ceiling — Structural damage
• Major Flooring — Damaged and missing
• Major Windows — Broken and missing
• Major Electrical wiring — Exposed and damaged
• Major Plumbing fixtures — Missing or damaged

Value-add opportunities

• Resale Roof replacement — New roof would improve safety and appearance
• Resale Siding repair/replacement — New siding would improve curb appeal
• Both Landscaping and fencing repair — Improved landscaping and fencing would enhance curb appeal and safety
• Both Interior repairs and updates — New flooring, windows, and electrical wiring would improve safety and functionality
• Both Plumbing repairs and updates — New plumbing fixtures would improve functionality and safety

Renovation cost estimate screening

Repair item	Severity	Est. cost
Roof · Shingles are damaged and missing	Major	$15,000–50,000
Siding · Peeling and damaged	Major	$15,000–50,000
Landscaping · Overgrown and unkempt	Major	$15,000–50,000
Fencing · Dilapidated and incomplete	Major	$15,000–50,000
Ceiling · Structural damage	Major	$15,000–50,000
Flooring · Damaged and missing	Major	$15,000–50,000
Windows · Broken and missing	Major	$15,000–50,000
Electrical wiring · Exposed and damaged	Major	$15,000–50,000
Plumbing fixtures · Missing or damaged	Major	$15,000–50,000
Total estimated repair cost · 9 items		$135,000–450,000

Value-add ROI direction

• Resale Roof replacement — New roof would improve safety and appearance ↑
• Resale Siding repair/replacement — New siding would improve curb appeal ↑
• Both Landscaping and fencing repair — Improved landscaping and fencing would enhance curb appeal and safety ↑
• Both Interior repairs and updates — New flooring, windows, and electrical wiring would improve safety and functionality ↑
• Both Plumbing repairs and updates — New plumbing fixtures would improve functionality and safety ↑

ⓘ 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

+64.5% since first listed

13 events — show timeline

• 2026-03-27 Price Changed $115,000 RMLS
• 2026-03-27 Price Changed $115,000 MLSCO
• 2025-08-29 Relisted — RMLS
• 2025-08-29 Relisted — MLSCO
• 2025-08-23 Pending — RMLS
• 2025-08-23 Pending — MLSCO
• 2025-07-02 Listed $120,000 RMLS
• 2025-06-29 Listed $120,000 MLSCO
• 2021-05-12 Sold (MLS) $50,000 MLSCO
• 2021-04-29 Pending — MLSCO
• 2021-04-28 Relisted — MLSCO
• 2021-04-25 Pending — MLSCO
• 2021-04-23 Listed $69,900 MLSCO