3424 Emerald St · Klamath Falls, OR 97601

$94,999

2 bd · 1.0 ba · 658 sqft · SingleFamily public records · 88 Days on market

Built 1941 4,356 sqft lot $144/sqft · 15% above area Est $82k · 15% over

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Why this score? — see what drove the C 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 +26.5/30.0
• DSCR +9.0/10.0
• 1% rule +6.7/10.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• ARV discount +0.7/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

FiX, FLiP, REMODEL-Affordable and Livable!! Looks better on the inside! A little picket fence surrounds this 2 BR home with a loft. Additionally, there is an attached garage with a 2nd loft, all on a manageable lot within the Klamath Falls City limits. Some upgrades have been done including a newer Composition Roof, Brand New vinyl flooring in parts of the house, Updated Vinyl Windows and BOTH the Kitchen and Bathroom have been updated. Cadet electric heat and a heat pump for A/C. Washer and dryer hookups are inside the house. Cute small fenced yard with driveway and RV parking. Just a 1/4 mile away from gas station, restaurant and public transportation. Just off Hwy 140. Sold AS/IS and Cash Only.

Key facts

• Attached garage
• Updated kitchen
• Updated bathroom

Tags

• ATTACHED GARAGE
• NEWER COMPOSITION ROOF
• NEW VINYL FLOORING
• UPDATED VINYL WINDOWS
• UPDATED KITCHEN
• UPDATED BATHROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $250 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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: schools D-, 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.
• 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 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 + 3.1% rent growth), your $27k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 20y ago; this cycle's ask has dropped $15k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,299 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1941 — 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 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. 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.
8. 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.
9. 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: 1.17% ✓
• Cap rate: 9.45%
• Cash-on-cash: 11.29%
• DSCR: 1.50
• GRM: 7.1

CMA / ARV

• ARV (median comp): $82,460
• List price: $94,999
• Delta: 15.21%
• Verdict: OVERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3920 Balsam Dr	0.24mi	2/1.0	698 (+6%)	6mo	$82,500	$118	73

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: 0.7%
• Equity multiple: 1.03×
• Total profit: $678
• Equity at exit: $14,165

10-year hold

• IRR: 10.4%
• Equity multiple: 1.81×
• Total profit: $21,660
• Equity at exit: $8,214

Cash invested: $26,600 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,110 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$89 /mo · $1,066/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $250

Break-even live

Break-even rent $793

Max offer price $94,999

Occupancy floor 72%

Sensitivity live

Price	-10% $304	-5% $277	+0% $250	+5% $223	+10% $196
Rent	-10% $163	-5% $206	+0% $250	+5% $294	+10% $338
Rate	-1.0pp $298	-0.5pp $274	base $250	+0.5pp $226	+1.0pp $201

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-19
   days on market $94,999 Active 88 DOM
2. 2026-06-18
   days on market $94,999 Active 87 DOM
3. 2026-06-17
   days on market $94,999 Active 86 DOM
4. 2026-06-16
   days on market $94,999 Active 85 DOM
5. 2026-06-15
   days on market $94,999 Active 84 DOM
6. 2026-06-14
   days on market $94,999 Active 82 DOM
7. 2026-06-12
   days on market $94,999 Active 81 DOM
8. 2026-06-09
   days on market $94,999 Active 78 DOM
9. 2026-06-08
   days on market $94,999 Active 77 DOM
10. 2026-06-07
    days on market $94,999 Active 76 DOM
11. 2026-06-05
    days on market $94,999 Active 73 DOM
12. 2026-06-03
    days on market $94,999 Active 72 DOM
13. 2026-06-02
    days on market $94,999 Active 71 DOM
14. 2026-06-01
    days on market $94,999 Active 70 DOM
15. 2026-05-31
    days on market $94,999 Active 69 DOM
16. 2026-05-30
    days on market $94,999 Active 68 DOM
17. 2026-05-18
    price $94,999 706-char remark

    Show marketing remark (706 chars)

    FiX, FLiP, REMODEL-Affordable and Livable!! Looks better on the inside! A little picket fence surrounds this 2 BR home with a loft. Additionally, there is an attached garage with a 2nd loft, all on a manageable lot within the Klamath Falls City limits. Some upgrades have been done including a newer Composition Roof, Brand New vinyl flooring in parts of the house, Updated Vinyl Windows and BOTH the Kitchen and Bathroom have been updated. Cadet electric heat and a heat pump for A/C. Washer and dryer hookups are inside the house. Cute small fenced yard with driveway and RV parking. Just a 1/4 mile away from gas station, restaurant and public transportation. Just off Hwy 140. Sold AS/IS and Cash Only.

18. 2026-04-20
    price $104,990 706-char remark

    Show marketing remark (706 chars)

    FiX, FLiP, REMODEL-Affordable and Livable!! Looks better on the inside! A little picket fence surrounds this 2 BR home with a loft. Additionally, there is an attached garage with a 2nd loft, all on a manageable lot within the Klamath Falls City limits. Some upgrades have been done including a newer Composition Roof, Brand New vinyl flooring in parts of the house, Updated Vinyl Windows and BOTH the Kitchen and Bathroom have been updated. Cadet electric heat and a heat pump for A/C. Washer and dryer hookups are inside the house. Cute small fenced yard with driveway and RV parking. Just a 1/4 mile away from gas station, restaurant and public transportation. Just off Hwy 140. Sold AS/IS and Cash Only.

19. 2026-03-23
    listed $110,000 Active 706-char remark

    Show marketing remark (706 chars)

    FiX, FLiP, REMODEL-Affordable and Livable!! Looks better on the inside! A little picket fence surrounds this 2 BR home with a loft. Additionally, there is an attached garage with a 2nd loft, all on a manageable lot within the Klamath Falls City limits. Some upgrades have been done including a newer Composition Roof, Brand New vinyl flooring in parts of the house, Updated Vinyl Windows and BOTH the Kitchen and Bathroom have been updated. Cadet electric heat and a heat pump for A/C. Washer and dryer hookups are inside the house. Cute small fenced yard with driveway and RV parking. Just a 1/4 mile away from gas station, restaurant and public transportation. Just off Hwy 140. Sold AS/IS and Cash Only.

20. 2023-10-20
    soldstatus $90,000 Closed 174-char remark

    Show marketing remark (174 chars)

    Price Reduced! Great rental in quiet area located near stores and public transportation. Home has two BR's, and large loft. Attached garage and a well built storage building.

21. 2023-10-20
    soldstatus $90,000

    Show marketing remark (174 chars)

    Price Reduced! Great rental in quiet area located near stores and public transportation. Home has two BR's, and large loft. Attached garage and a well built storage building.

22. 2023-09-27
    status Pending 174-char remark

    Show marketing remark (174 chars)

    Price Reduced! Great rental in quiet area located near stores and public transportation. Home has two BR's, and large loft. Attached garage and a well built storage building.

23. 2023-09-14
    status Active 174-char remark

    Show marketing remark (174 chars)

    Price Reduced! Great rental in quiet area located near stores and public transportation. Home has two BR's, and large loft. Attached garage and a well built storage building.

24. 2023-09-11
    status Pending 174-char remark

    Show marketing remark (174 chars)

    Price Reduced! Great rental in quiet area located near stores and public transportation. Home has two BR's, and large loft. Attached garage and a well built storage building.

25. 2023-09-01
    price $109,900 174-char remark

    Show marketing remark (174 chars)

    Price Reduced! Great rental in quiet area located near stores and public transportation. Home has two BR's, and large loft. Attached garage and a well built storage building.

26. 2023-08-16
    price $119,900 174-char remark

    Show marketing remark (174 chars)

    Price Reduced! Great rental in quiet area located near stores and public transportation. Home has two BR's, and large loft. Attached garage and a well built storage building.

27. 2023-08-15
    status Active 174-char remark

    Show marketing remark (174 chars)

    Price Reduced! Great rental in quiet area located near stores and public transportation. Home has two BR's, and large loft. Attached garage and a well built storage building.

28. 2023-08-11
    status Pending 174-char remark

    Show marketing remark (174 chars)

    Price Reduced! Great rental in quiet area located near stores and public transportation. Home has two BR's, and large loft. Attached garage and a well built storage building.

29. 2023-07-24
    status Active 174-char remark

    Show marketing remark (174 chars)

    Price Reduced! Great rental in quiet area located near stores and public transportation. Home has two BR's, and large loft. Attached garage and a well built storage building.

30. 2023-07-21
    status Pending 174-char remark

    Show marketing remark (174 chars)

    Price Reduced! Great rental in quiet area located near stores and public transportation. Home has two BR's, and large loft. Attached garage and a well built storage building.

31. 2023-07-08
    price $125,000 174-char remark

    Show marketing remark (174 chars)

    Price Reduced! Great rental in quiet area located near stores and public transportation. Home has two BR's, and large loft. Attached garage and a well built storage building.

32. 2023-06-16
    listed $129,000 Active 174-char remark

    Show marketing remark (174 chars)

    Price Reduced! Great rental in quiet area located near stores and public transportation. Home has two BR's, and large loft. Attached garage and a well built storage building.

33. 2007-05-30
    soldstatus $87,500
34. 2007-05-30
    soldstatus $87,500
35. 2006-12-01
    listed $89,900

ⓘ 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: $1,066 · $89/mo
• Projected year-2 tax: $1,066 · $89/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 3/10 Moderate 7 d/yr ≥91°F today · 16 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: $13,320
• − Mortgage interest: −$5,321
• − Property taxes: −$1,066
• − Insurance: −$475
• − Repairs & maintenance: −$1,066
• − Management: −$1,066
• − Depreciation: −$2,764
• Taxable income: $1,562
• Est. tax owed @ 24.0%: −$375
• After-tax cash flow: $2,628/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

+5.7% since first listed

19 events — show timeline

• 2026-05-18 Price Changed $94,999 MLSCO
• 2026-04-20 Price Changed $104,990 MLSCO
• 2026-03-23 Listed $110,000 MLSCO
• 2023-10-20 Sold (Public Records) $90,000 Public Records
• 2023-10-20 Sold (MLS) $90,000 MLSCO
• 2023-09-27 Pending — MLSCO
• 2023-09-14 Relisted — MLSCO
• 2023-09-11 Pending — MLSCO
• 2023-09-01 Price Changed $109,900 MLSCO
• 2023-08-16 Price Changed $119,900 MLSCO
• 2023-08-15 Relisted — MLSCO
• 2023-08-11 Pending — MLSCO
• 2023-07-24 Relisted — MLSCO
• 2023-07-21 Pending — MLSCO
• 2023-07-08 Price Changed $125,000 MLSCO
• 2023-06-16 Listed $129,000 MLSCO
• 2007-05-30 Sold (Public Records) $87,500 Public Records
• 2007-05-30 Sold (MLS) $87,500 MLSCO
• 2006-12-01 Listed $89,900 MLSCO

Property tax history

+3.6%/yr

Latest (2025): $1,066 · -6.5% YoY. Source: county tax records.