2799 Siskiyou Blvd Unit 22 · Ashland, OR 97520

$55,000

2 bd · 1.0 ba · 528 sqft · Land public records · 110 Days on market

Built 1968 $104/sqft · 159% above area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.7/10.0
• Livability +4.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 1968 beautiful cozy remodeled trailer is perfect for a small family or retired couple, or single. This is a 30x60 lot, with parking, has front and back decks, has fencing all the way around the back and side. (It’s trailer #22 !!) This trailer has had a lot of work done to it such as (New toilet, fresh paint, new flooring, trim, counter tops, new sink and faucet, new decks, brand new front door, and lots more!!)

Key facts

• Fresh paint
• New sink and faucet
• New flooring

Tags

• FRONT AND BACK DECKS
• FENCING ALL THE WAY AROUND
• NEW TOILET
• FRESH PAINT
• NEW FLOORING
• NEW SINK AND FAUCET

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath land listed at $55k.

Deal economics

• At list price, monthly cash flow is $898 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $50k (9.0% below list) — sets the bar for market timing.
• Cap rate 25.9% vs local median 2.1% in Ashland — 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 83/100 on livability (#42 in OR, #1,019 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A+; Watch: cost of living F.
• Ashland SD 5 (suburban): math 59% / reading 73% proficiency, ranked #5 of 183 in OR (top 3%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.7%/yr); 368 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 904 units permitted in Jackson County in 2024 (212 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Jackson County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 1.7% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($50k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $50,050 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 2.94% ✓
• Cap rate: 25.90%
• Cash-on-cash: 70.01%
• DSCR: 4.12
• GRM: 2.8

CMA / ARV

• ARV (median comp): $24,163
• List price: $55,000
• Delta: 127.62%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.69% rent growth · sell at horizon

5-year hold

• IRR: 68.1%
• Equity multiple: 4.00×
• Total profit: $46,231
• Equity at exit: $8,201

10-year hold

• IRR: 71.8%
• Equity multiple: 7.86×
• Total profit: $105,625
• Equity at exit: $4,755

Cash invested: $15,400 (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 97520

• Rents YoY: 1.7%
• Active inventory: 368
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,618 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $898

Break-even live

Break-even rent $481

Max offer price $55,000

Occupancy floor 39%

Sensitivity live

Price	-10% $936	-5% $917	+0% $898	+5% $879	+10% $860
Rent	-10% $771	-5% $835	+0% $898	+5% $962	+10% $1,026
Rate	-1.0pp $926	-0.5pp $912	base $898	+0.5pp $884	+1.0pp $870

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2080 Siskiyou Blvd Ashland, OR	1.0	1.0	650	$1,200	$1.85	45d	1	0.95mi

Listing history 19 events

1. 2026-06-21
   days on market $55,000 Active 110 DOM
2. 2026-06-19
   days on market $55,000 Active 108 DOM
3. 2026-06-18
   days on market $55,000 Active 107 DOM
4. 2026-06-17
   days on market $55,000 Active 106 DOM
5. 2026-06-16
   days on market $55,000 Active 105 DOM
6. 2026-06-15
   days on market $55,000 Active 104 DOM
7. 2026-06-14
   days on market $55,000 Active 102 DOM
8. 2026-06-13
   days on market $55,000 Active 101 DOM
9. 2026-06-10
   days on market $55,000 Active 99 DOM
10. 2026-06-09
    days on market $55,000 Active 98 DOM
11. 2026-06-08
    days on market $55,000 Active 97 DOM
12. 2026-06-07
    days on market $55,000 Active 96 DOM
13. 2026-06-05
    days on market $55,000 Active 93 DOM
14. 2026-06-03
    days on market $55,000 Active 92 DOM
15. 2026-06-02
    days on market $55,000 Active 91 DOM
16. 2026-06-01
    days on market $55,000 Active 90 DOM
17. 2026-05-31
    days on market $55,000 Active 89 DOM
18. 2026-05-30
    days on market $55,000 Active 88 DOM
19. 2026-03-02
    listed $55,000 Active 427-char remark

    Show marketing remark (427 chars)

    This 1968 beautiful cozy remodeled trailer is perfect for a small family or retired couple, or single. This is a 30x60 lot, with parking, has front and back decks, has fencing all the way around the back and side. (It’s trailer #22 !!) This trailer has had a lot of work done to it such as (New toilet, fresh paint, new flooring, trim, counter tops, new sink and faucet, new decks, brand new front door, and lots more!!)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥94°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 33 unhealthy d/yr today · 34 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,421
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$1,554
• − Management: −$1,554
• − Depreciation: −$1,600
• Taxable income: $10,533
• Est. tax owed @ 24.0%: −$2,528
• After-tax cash flow: $8,254/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: Ashland SD 5
• NCES district ID: 4101560
• Math proficiency: 59% ▼ -2.00%
• Reading proficiency: 73% ▬ 0.00%
• Median HH income: $45,917
• Composite: 57.0/100
• National rank: #2358
• State rank: #5 of 183 in OR

Livability — Ashland

• Score: 83/100
• State rank: #42
• US rank: #1019

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Jackson County · 159,661 people
• City population: 26,512
• Metro: Medford, OR
• Population (ZIP): 26,512
• Household income: $67,948
• Rent vs Own: 42.3% rent · 57.7% own
• Severe rent burden: 1727.0

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 234,433 people
• By 2030: 243,834 · +4.0%
• By 2040: 259,717 · +10.8%
• By 2050: 273,269 · +16.6%
• By 2075: 300,624 · +28.2%
• By 2100: 305,256 · +30.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 9% Hispanic / Latino 9% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 5% Lithuanian 5% Portuguese 4%
• Foreign-born: 7% · Canada, China, Guatemala
• Languages at home: 92% English-only · Spanish 4% Other Asian/Pacific 1% German/W. Germanic 1%

Political lean MEDSL · Jackson

• 2024 margin: Lean R (+6.4) · D 45.5% · R 51.9% · Other 2.6%
• 2008→2024 swing: -6.5pp toward R · 2008: 0.1pp · 2024: -6.4pp
• All cycles: 2024: R+6.4 2020: R+3.5 2016: R+9.2 2012: R+5.0 2008: D+0.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -555.69%
• Current HPI: 231.9587
• Rent YoY: ▲ 1.69%
• Metro: Medford, 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

1 event — show timeline

• 2026-03-02 Listed $55,000 Fizber.com