2586 Meadow View Dr · Oregon Shores, OR 97624

$275,000

3 bd · 2.0 ba · 1,512 sqft · Manufactured public records · 29 Days on market

Manufactured home Built 2008 0.44 ac lot $182/sqft · 8% below area Est $366k · 25% under $17/mo HOA · 2% of rent

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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 +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +3.8/30.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Investor Alert - Two Parcels with Big Potential! Spacious 3-bedroom, 2-bath home situated on a . 44-acre lot, offered together with an additional adjoining . 44-acre parcel. The second lot has its own address and access from Kerry, creating an excellent opportunity to build a second home or investment property. The home has been freshly painted inside and out, and features a large picture window and a sunroom that showcase year-round views of the surrounding meadows and mountains. Oversized, 24 x 30, detached garage/shop provides plenty of space for storage or hobbies . Located within a desirable lake community, residents enjoy access to a 17-acre gated park on Agency Lake, complete with camping sites, a clubhouse, and space for gatherings with family and friends. The setting combines beautiful natural scenery with flexible investment potential, making this a rare find for both homeowners and developers.

Key facts

• 0.44 acre lot
• 2 garage spots
• Built 2008

Property features AI

Finance

• Other: Zoning: R-1
• HOA & community: Has association; Annual association fee of $200; Association amenities: clubhouse, gated community, park; CCRs in place

Exterior

• Parking: Detached garage; 2 garage spaces; Driveway; Garage door opener; Gravel parking; RV access/parking
• Security: Audio surveillance on premises; Video surveillance on premises; Gated (community amenity)
• Utilities: Shared well for water; Septic tank for sewer
• Home design: Manufactured on land (double wide); One level; Residential property; Short-term rental permitted; Audio and video surveillance on the premises
• Construction: Built in 2008; Concrete perimeter foundation; Composition roof; No common walls
• Exterior features: Composition roof; No basement; Shared well; Septic tank

Interior

• Kitchen: Dishwasher; Range; Range hood; Refrigerator; Eating area
• Bedrooms: 3 bedrooms (including primary bedroom)
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Electric heating; Forced air; Pellet stove
• Interior features: Dishwasher; Disposal; Range; Range hood; Refrigerator; Sunroom; Living room; Family room; Eating area
• Laundry & utility: Washer; Dryer; Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $275k.

Deal economics

• At list price, monthly cash flow is $-789 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $136k (50.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $110k (59.9% below list).
• Recommended offer: $110k (59.9% below list) — sets the bar for 1% rule.
• Cap rate 2.8% vs local median 2.1% in Oregon Shores — 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: area grade D — 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.
• 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 $29k of equity ($2k loan paydown + $28k 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 2, paydown + projected appreciation supports a ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $25k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $162k; list at $275k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $110,211 (59.9% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.40% ✗
• Cap rate: 2.85%
• Cash-on-cash: -12.30%
• DSCR: 0.45
• GRM: 20.8

CMA / ARV

• ARV (median comp): $366,296
• List price: $275,000
• Delta: -14.00%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2919 Parkwood Ct	0.44mi	3/2.0	1,500 (-1%)	8mo	$320,000	$213	71
34028 Fawndale Pl	0.50mi	3/2.0	1,404 (-7%)	9mo	$235,000	$167	57
1956 Blue Pool Way	0.69mi	3/2.0	1,412 (-7%)	1mo	$295,000	$209	56
34142 Copperfield Dr	0.52mi	3/2.0	1,696 (+12%)	10mo	$350,000	$206	48
33840 Witam Bluff Dr	0.67mi	2/2.0 (-1)	1,440 (-5%)	21mo	$140,000	$97	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 15.7%
• Equity multiple: 2.29×
• Total profit: $99,376
• Equity at exit: $247,742

10-year hold

• IRR: 15.2%
• Equity multiple: 5.31×
• Total profit: $331,912
• Equity at exit: $534,265

Cash invested: $77,000 (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 97624

• Home prices YoY: 21.5%
• Active inventory: 280
• Price-to-rent: 20.8×

Monthly cashflow live

• Estimated rent: $1,102 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$86 /mo · $1,034/yr
• Insurance: −$115
• HOA: −$17
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $-789

Break-even live

Break-even rent $2,101

Max offer price $135,582

Occupancy floor —

Sensitivity live

Price	-10% $-634	-5% $-711	+0% $-789	+5% $-867	+10% $-945
Rent	-10% $-876	-5% $-833	+0% $-789	+5% $-746	+10% $-702
Rate	-1.0pp $-651	-0.5pp $-719	base $-789	+0.5pp $-860	+1.0pp $-933

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $17 · $204/yr
• Likely covers: security

Listing history 21 events

1. 2026-06-22
   days on market $275,000 Active 29 DOM
2. 2026-06-19
   pricedays on market $275,000 Active 26 DOM
3. 2026-06-18
   days on market $290,000 Active 25 DOM
4. 2026-06-17
   days on market $290,000 Active 24 DOM
5. 2026-06-16
   days on market $290,000 Active 23 DOM
6. 2026-06-15
   days on market $290,000 Active 22 DOM
7. 2026-06-14
   days on market $290,000 Active 20 DOM
8. 2026-06-12
   days on market $290,000 Active 19 DOM
9. 2026-06-09
   days on market $290,000 Active 16 DOM
10. 2026-06-08
    days on market $290,000 Active 15 DOM
11. 2026-06-07
    pricedays on market $290,000 Active 14 DOM
12. 2026-06-05
    remarks 259-char remark
13. 2026-06-05
    days on market $300,000 Active 11 DOM
14. 2026-06-02
    days on market $300,000 Active 9 DOM
15. 2026-06-01
    days on market $300,000 Active 8 DOM
16. 2026-05-31
    days on market $300,000 Active 7 DOM
17. 2026-05-30
    days on market $300,000 Active 6 DOM
18. 2026-05-06
    listed $315,000 Active 918-char remark

    Show marketing remark (918 chars)

    Investor Alert - Two Parcels with Big Potential! Spacious 3-bedroom, 2-bath home situated on a . 44-acre lot, offered together with an additional adjoining . 44-acre parcel. The second lot has its own address and access from Kerry, creating an excellent opportunity to build a second home or investment property. The home has been freshly painted inside and out, and features a large picture window and a sunroom that showcase year-round views of the surrounding meadows and mountains. Oversized, 24 x 30, detached garage/shop provides plenty of space for storage or hobbies . Located within a desirable lake community, residents enjoy access to a 17-acre gated park on Agency Lake, complete with camping sites, a clubhouse, and space for gatherings with family and friends. The setting combines beautiful natural scenery with flexible investment potential, making this a rare find for both homeowners and developers.

19. 2020-01-23
    soldstatus $162,000 746-char remark

    Show marketing remark (746 chars)

    Must see this well kept, spacious 3 bdrm, 2 bath mfg home on two lots with 24x30 detached garage. One of the lots could be used to build companion home or hold for other options. Beautiful view of mountains and meadows. Home includes birdhouses for hours of bird watching fun. Peaceful, quiet community who looks out for one another. A great place to raise a family or retire. Homeowners in the area become members of Oregon Shores Recreation Club, with access to a 17 acre gated park on Agency Lake which includes many campground spots and a clubhouse for family and friend gatherings. Pictures from the gate and of the lake are of the Recreation Club area. HOA fee of $200 per year includes water and road maintenance Recreation Club amenities.

20. 2020-01-22
    soldstatus $162,000
21. 2019-05-31
    listed $199,000 746-char remark

    Show marketing remark (746 chars)

    Must see this well kept, spacious 3 bdrm, 2 bath mfg home on two lots with 24x30 detached garage. One of the lots could be used to build companion home or hold for other options. Beautiful view of mountains and meadows. Home includes birdhouses for hours of bird watching fun. Peaceful, quiet community who looks out for one another. A great place to raise a family or retire. Homeowners in the area become members of Oregon Shores Recreation Club, with access to a 17 acre gated park on Agency Lake which includes many campground spots and a clubhouse for family and friend gatherings. Pictures from the gate and of the lake are of the Recreation Club area. HOA fee of $200 per year includes water and road maintenance Recreation Club amenities.

ⓘ 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: $1,034 · $86/mo
• Projected year-2 tax: $2,668 · $222/mo
• Expected delta: +$1,633/yr (+$136/mo · 158.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 3/10 Moderate 8 d/yr ≥91°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 20 unhealthy d/yr today · 22 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,225
• − Mortgage interest: −$15,404
• − Property taxes: −$1,034
• − Insurance: −$1,375
• − Repairs & maintenance: −$1,058
• − Management: −$1,058
• − HOA: −$204
• − Depreciation: −$8,000
• Taxable loss: −$14,908
• Est. tax savings @ 24.0%: +$3,578
• After-tax cash flow: $-5,893/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 — Oregon Shores

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

Census & demographics

• Census place: Oregon Shores, OR
• 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

+53.3% since first listed

7 events — show timeline

• 2026-06-06 Price Changed $305,000 MLSCO
• 2026-06-06 Price Changed $290,000 MLSCO
• 2026-05-24 Listed $300,000 MLSCO
• 2026-05-06 Listed $315,000 MLSCO
• 2020-01-23 Sold (MLS) $162,000 MLSCO
• 2020-01-22 Sold (Public Records) $162,000 Public Records
• 2019-05-31 Listed $199,000 MLSCO

Property tax history

+9.5%/yr

Latest (2025): $1,034 · +2.7% YoY. Source: county tax records.