4826 Douglas Ave · Klamath Falls, OR 97601

$200,000

3 bd · 2.0 ba · 1,337 sqft · Manufactured public records · 91 Days on market

Built 1995 9,583 sqft lot $150/sqft · 16% below area Est $239k · 16% under

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Why this score? — see what drove the D+ 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).

• ARV discount +14.8/15.0
• Cash flow +13.0/30.0
• DSCR +3.9/10.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• 1% rule +3.2/10.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Selling As Is. Great investment opportunity. Handymen and DIYers come see! 3 bedrooms, 2 baths on a quiet street. Large backyard with mountain views and privacy. Close to town and a park. Buyer to do own due diligence.

Key facts

• Quiet street
• Close to town
• Large backyard

Tags

• LARGE BACKYARD
• MOUNTAIN VIEWS
• QUIET STREET
• CLOSE TO TOWN
• CLOSE TO PARK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $-13 ($-150/yr) — negative.
• To cash-flow at today's rent, offer at most $198k (1.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $164k (18.0% below list).
• Recommended offer: $164k (18.0% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.4% in Klamath Falls — 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 78/100 on livability (#67 in OR, #2,703 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime F, employment F.
• Klamath Falls City Schools (town): math 26% / reading 40% proficiency, ranked #36 of 58 in OR (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Joseph Conger Elementary School (math 24% / reading 30%, grade F, #288 of 412 statewide, top 73%, 286 students, 89% FRL); Ponderosa Middle School (math 27% / reading 41%, grade F, #71 of 128 statewide, top 56%, 565 students, 88% FRL); Klamath Union High School (math 15% / reading 64%, grade F, #69 of 143 statewide, top 54%, 645 students, 89% FRL) — zoned schools average 89% FRL vs 62% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.1%/yr); 493 active listings in the ZIP; 232 units permitted in Klamath County in 2024 (72 in 5+ unit buildings).
• This rent runs 38% of the median local income ($52k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $17k; list at $200k implies a 1076% 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 $163,932 (18.0% 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 91 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.82% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.27%
• DSCR: 0.99
• GRM: 10.2

CMA / ARV

• ARV (median comp): $239,000
• List price: $200,000
• Delta: -16.32%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4734 Cleveland Ave	0.05mi	3/2.0	1,188 (-11%)	16mo	$255,000	$215	66

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 · 3.12% rent growth · sell at horizon

5-year hold

• IRR: -16.6%
• Equity multiple: 0.41×
• Total profit: $-33,030
• Equity at exit: $29,821

10-year hold

• IRR: -8.3%
• Equity multiple: 0.48×
• Total profit: $-29,061
• Equity at exit: $17,292

Cash invested: $56,000 (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 97601

• Home prices YoY: -3.7%
• Rents YoY: 3.1%
• Active inventory: 493
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,639 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$175 /mo · $2,105/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $-13

Break-even live

Break-even rent $1,655

Max offer price $197,785

Occupancy floor 96%

Sensitivity live

Price	-10% $101	-5% $44	+0% $-13	+5% $-69	+10% $-126
Rent	-10% $-142	-5% $-77	+0% $-13	+5% $52	+10% $117
Rate	-1.0pp $88	-0.5pp $38	base $-13	+0.5pp $-64	+1.0pp $-117

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $200,000 Active 91 DOM
2. 2026-06-18
   days on market $200,000 Active 90 DOM
3. 2026-06-17
   days on market $200,000 Active 89 DOM
4. 2026-06-16
   days on market $200,000 Active 88 DOM
5. 2026-06-15
   days on market $200,000 Active 87 DOM
6. 2026-06-14
   days on market $200,000 Active 85 DOM
7. 2026-06-12
   days on market $200,000 Active 84 DOM
8. 2026-06-09
   days on market $200,000 Active 81 DOM
9. 2026-06-08
   days on market $200,000 Active 80 DOM
10. 2026-06-07
    days on market $200,000 Active 79 DOM
11. 2026-06-05
    days on market $200,000 Active 76 DOM
12. 2026-06-03
    days on market $200,000 Active 75 DOM
13. 2026-06-02
    days on market $200,000 Active 74 DOM
14. 2026-06-01
    days on market $200,000 Active 73 DOM
15. 2026-05-31
    days on market $200,000 Active 72 DOM
16. 2026-05-30
    days on market $200,000 Active 71 DOM
17. 2026-04-07
    price $215,000 218-char remark

    Show marketing remark (218 chars)

    Selling As Is. Great investment opportunity. Handymen and DIYers come see! 3 bedrooms, 2 baths on a quiet street. Large backyard with mountain views and privacy. Close to town and a park. Buyer to do own due diligence.

18. 2026-03-19
    listed $219,000 Active 218-char remark

    Show marketing remark (218 chars)

    Selling As Is. Great investment opportunity. Handymen and DIYers come see! 3 bedrooms, 2 baths on a quiet street. Large backyard with mountain views and privacy. Close to town and a park. Buyer to do own due diligence.

19. 1995-08-02
    soldstatus $17,000

ⓘ 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: $2,105 · $175/mo
• Projected year-2 tax: $2,105 · $175/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥91°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 29 unhealthy d/yr today · 31 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,672
• − Mortgage interest: −$11,203
• − Property taxes: −$2,105
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,574
• − Management: −$1,574
• − Depreciation: −$5,818
• Taxable loss: −$3,602
• Est. tax savings @ 24.0%: +$865
• After-tax cash flow: $714/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 Falls City Schools
• NCES district ID: 4107080
• Math proficiency: 26% ▼ -6.00%
• Reading proficiency: 40% ▼ -3.00%
• Median HH income: $34,329
• Composite: 27.14/100
• National rank: #7033
• State rank: #36 of 58 in OR

Livability — Klamath Falls

• Score: 78/100
• State rank: #67
• US rank: #2703

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Klamath Falls, OR
• County: Klamath County · 56,186 people
• City population: 56,186
• Metro: Klamath Falls, OR
• Population (ZIP): 22,964
• Household income: $51,780
• Rent vs Own: 40.0% rent · 60.0% own
• Severe rent burden: 1323.0

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 12% Two or more races 10% Native American 3% Asian 2%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Lithuanian 4% Slovak 3% Portuguese 2%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 6%

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: ▼ -14.37%
• Current HPI: 372.5418
• Rent YoY: ▲ 3.12%
• 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

+1164.7% since first listed

3 events — show timeline

• 2026-04-07 Price Changed $215,000 MLSCO
• 2026-03-19 Listed $219,000 MLSCO
• 1995-08-02 Sold (Public Records) $17,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $2,105 · -6.5% YoY. Source: county tax records.