6039 S 6th St · Altamont, OR 97603

$110,000

3 bd · 1.0 ba · 1,725 sqft · SingleFamily · 3 Days on market

Built 1956 0.28 ac lot

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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
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This Listing Consists Of Two Tax Parcels. The Front Parcel, R-3909-001bc-01300-000, Is 0.27 Acres Zoned Cg With A Three Bedroom One Bath House Located On The Property. The Adjoining Back Parcel, R-3909-001bc-01200-000, Is Also 0.27 Acres And Is Zoned Rs. Exposure To South 6th Street, Which Is A Main Thoroughfare Through Town. Lots Of Possibilities For This Property. Buyer To Do Due Diligence On Uses Allowed For The Property.

Key facts

• Zoned cg
• Zoned residential
• 0.28 acre lot

Tags

• ZONED CG
• ZONED RESIDENTIAL
• HIGH-VISIBILITY LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $450 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Cap rate 11.2% vs local median 3.7% in Altamont — 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 65/100 on livability (#195 in OR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D, crime 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: Shasta Elementary School (math 17% / reading 32%, grade F, #320 of 412 statewide, top 82%, 518 students, 73% FRL); Henley Middle School (math 22% / reading 47%, grade F, #61 of 128 statewide, top 54%, 419 students, 72% FRL); Henley High School (693 students, 73% FRL).
• Market conditions: Rents rising (+3.8%/yr); 263 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 232 units permitted in Klamath County in 2024 (72 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• 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 + 3.8% rent growth), your $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 11y 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 $55k; list at $110k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000

Questions for the listing agent

1. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.39% ✓
• Cap rate: 11.20%
• Cash-on-cash: 17.52%
• DSCR: 1.78
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $353,625
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6214 Bryant Ave	0.31mi	4/2.0 (+1)	1,737 (+1%)	7mo	$325,000	$187	70
2774 Eastmount St	0.37mi	3/2.5	1,786 (+4%)	10mo	$281,000	$157	62
6316 Winema Way	0.43mi	3/2.0	1,758 (+2%)	12mo	$380,000	$216	62
5714 Schiesel Ave	0.40mi	3/1.5	1,522 (-12%)	3mo	$312,000	$205	58
6245 Climax Ave	0.29mi	3/2.0	1,484 (-14%)	5mo	$349,900	$236	55
2106 Dawn Dr	0.52mi	3/2.0	1,534 (-11%)	6mo	$315,000	$205	48
6515 Jesse Ct	0.61mi	3/2.5	1,842 (+7%)	13mo	$455,000	$247	43
5420 Maryland Ave	0.63mi	4/3.0 (+1)	1,805 (+5%)	8mo	$320,000	$177	43
3219 Naoma St	0.68mi	3/2.0	1,536 (-11%)	9mo	$310,000	$202	39
3216 Raymond St	0.67mi	3/2.0	1,505 (-13%)	12mo	$360,000	$239	34
6216 Sage Way	0.60mi	3/3.0	1,978 (+15%)	10mo	$382,500	$193	32
6506 Sarah Cir	0.68mi	4/2.5 (+1)	1,942 (+13%)	6mo	$490,000	$252	31

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 · 3.8% rent growth · sell at horizon

5-year hold

• IRR: 9.9%
• Equity multiple: 1.39×
• Total profit: $12,086
• Equity at exit: $16,401

10-year hold

• IRR: 19.6%
• Equity multiple: 2.71×
• Total profit: $52,686
• Equity at exit: $9,511

Cash invested: $30,800 (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 97603

• Rents YoY: 3.8%
• Active inventory: 263
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,532 medium
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $450

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 66%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2439 Homedale Rd Klamath Falls, OR	3.0	1.0	1320	$1,400	$1.06	43d	1	0.46mi
4170 Adelaide Ave Klamath Falls, OR	2.0	1.5	1268	$1,500	$1.18	43d	1	1.48mi
4162 Marian Ct Unit 3 Klamath Falls, OR	2.0	1.0	1150	$1,250	$1.09	43d	1	1.49mi

Listing history 4 events

1. 2026-04-27
   status Pending
2. 2026-04-24
   listed $110,000 Active
3. 2016-01-29
   soldstatus $55,000 428-char remark

   Show marketing remark (428 chars)

   This Listing Consists Of Two Tax Parcels. The Front Parcel, R-3909-001bc-01300-000, Is 0.27 Acres Zoned Cg With A Three Bedroom One Bath House Located On The Property. The Adjoining Back Parcel, R-3909-001bc-01200-000, Is Also 0.27 Acres And Is Zoned Rs. Exposure To South 6th Street, Which Is A Main Thoroughfare Through Town. Lots Of Possibilities For This Property. Buyer To Do Due Diligence On Uses Allowed For The Property.

4. 2015-12-31
   listed $55,000 428-char remark

   Show marketing remark (428 chars)

   This Listing Consists Of Two Tax Parcels. The Front Parcel, R-3909-001bc-01300-000, Is 0.27 Acres Zoned Cg With A Three Bedroom One Bath House Located On The Property. The Adjoining Back Parcel, R-3909-001bc-01200-000, Is Also 0.27 Acres And Is Zoned Rs. Exposure To South 6th Street, Which Is A Main Thoroughfare Through Town. Lots Of Possibilities For This Property. Buyer To Do Due Diligence On Uses Allowed For The Property.

ⓘ 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 8 d/yr ≥90°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 38 unhealthy d/yr today · 39 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,379
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,470
• − Management: −$1,470
• − Depreciation: −$3,200
• Taxable income: $3,877
• Est. tax owed @ 24.0%: −$930
• After-tax cash flow: $4,467/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 — Altamont

• Score: 65/100
• State rank: #195
• US rank: #12638

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Altamont, OR
• County: Klamath County · 56,186 people
• Metro: Klamath Falls, OR
• Population (ZIP): 33,222
• Household income: $66,937
• Rent vs Own: 29.7% rent · 70.3% own
• Severe rent burden: 1147.0

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 15% Two or more races 13% Native American 2%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Portuguese 5% Italian 4% Lithuanian 3%
• Foreign-born: 4% · Canada, China
• Languages at home: 91% English-only · Spanish 7%

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: ▼ -122.75%
• Current HPI: 198.1814
• Rent YoY: ▲ 3.80%
• Metro: Klamath Falls, 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

+100.0% since first listed

4 events — show timeline

• 2026-04-27 Pending — MLSCO
• 2026-04-24 Listed $110,000 MLSCO
• 2016-01-29 Sold (MLS) $55,000 MLSCO
• 2015-12-31 Listed $55,000 MLSCO