2799 Siskiyou Blvd Unit 7 · Ashland, OR 97520

$29,000

2 bd · 1.0 ba · 480 sqft · Land public records · 345 Days on market

Built 1965 $60/sqft · 21% above area Est $24k · 21% over $780/mo HOA · 47% 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).

• Cash flow +15.0/30.0
• Schools +5.7/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +4.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute and Quaint 2 bedroom, 1 full bath mobile in an all age park. Home has a gas furnace forced air, window A/C unit, laminate flooring, carpet in bedrooms. Bathroom offers a tub/shower combo. Fridge and range/oven included. Nice covered front Porch for outside living with small yard area. Park has onsite laundry facilities and check with park for pet policy. Mobile is being sold as-is. ___________________________________________

Key facts

• Covered front porch
• Laminate flooring
• Window a/c unit

Tags

• GAS FURNACE FORCED AIR
• WINDOW A/C UNIT
• LAMINATE FLOORING
• COVERED FRONT PORCH
• ONSITE LAUNDRY FACILITIES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath land listed at $29k.

Deal economics

• At list price, monthly cash flow is $347 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $29k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.6% 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); 365 active listings in the ZIP; 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 $200 of loan paydown is wiped out by about $870 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 $8k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 345 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $21k (42%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $19k; list at $29k implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 47% of rent.
• 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 $25,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 345 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 5.67% ✓
• Cap rate: 20.65%
• Cash-on-cash: 51.26%
• DSCR: 3.28
• GRM: 1.5

CMA / ARV

• ARV (median comp): $23,894
• List price: $29,000
• Delta: 21.37%
• 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: 46.3%
• Equity multiple: 2.94×
• Total profit: $15,740
• Equity at exit: $4,324

10-year hold

• IRR: 51.0%
• Equity multiple: 5.38×
• Total profit: $35,579
• Equity at exit: $2,507

Cash invested: $8,120 (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: 365
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $1,644 medium
• Mortgage (P&I): −$152
• Tax from tax record: −$8 /mo · $95/yr
• Insurance: −$12
• HOA: −$780
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $347

Break-even live

Break-even rent $1,205

Max offer price $29,000

Occupancy floor 74%

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: $7,250
• Closing costs: $870
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $780 · $9,360/yr
• Likely covers: gas

Listing history 27 events

1. 2026-06-19
   days on market $29,000 Active 345 DOM
2. 2026-06-18
   days on market $29,000 Active 344 DOM
3. 2026-06-17
   days on market $29,000 Active 343 DOM
4. 2026-06-16
   days on market $29,000 Active 342 DOM
5. 2026-06-15
   days on market $29,000 Active 341 DOM
6. 2026-06-14
   days on market $29,000 Active 339 DOM
7. 2026-06-13
   days on market $29,000 Active 338 DOM
8. 2026-06-10
   days on market $29,000 Active 336 DOM
9. 2026-06-09
   days on market $29,000 Active 335 DOM
10. 2026-06-08
    days on market $29,000 Active 334 DOM
11. 2026-06-07
    days on market $29,000 Active 333 DOM
12. 2026-06-05
    days on market $29,000 Active 330 DOM
13. 2026-06-03
    days on market $29,000 Active 329 DOM
14. 2026-06-02
    days on market $29,000 Active 328 DOM
15. 2026-06-01
    days on market $29,000 Active 327 DOM
16. 2026-05-31
    days on market $29,000 Active 326 DOM
17. 2026-05-30
    days on market $29,000 Active 325 DOM
18. 2026-05-10
    price $29,000 433-char remark

    Show marketing remark (433 chars)

    Cute and Quaint 2 bedroom, 1 full bath mobile in an all age park. Home has a gas furnace forced air, window A/C unit, laminate flooring, carpet in bedrooms. Bathroom offers a tub/shower combo. Fridge and range/oven included. Nice covered front Porch for outside living with small yard area. Park has onsite laundry facilities and check with park for pet policy. Mobile is being sold as-is. ___________________________________________

19. 2026-02-18
    price $33,000 433-char remark

    Show marketing remark (433 chars)

    Cute and Quaint 2 bedroom, 1 full bath mobile in an all age park. Home has a gas furnace forced air, window A/C unit, laminate flooring, carpet in bedrooms. Bathroom offers a tub/shower combo. Fridge and range/oven included. Nice covered front Porch for outside living with small yard area. Park has onsite laundry facilities and check with park for pet policy. Mobile is being sold as-is. ___________________________________________

20. 2025-09-30
    price $36,000 433-char remark

    Show marketing remark (433 chars)

    Cute and Quaint 2 bedroom, 1 full bath mobile in an all age park. Home has a gas furnace forced air, window A/C unit, laminate flooring, carpet in bedrooms. Bathroom offers a tub/shower combo. Fridge and range/oven included. Nice covered front Porch for outside living with small yard area. Park has onsite laundry facilities and check with park for pet policy. Mobile is being sold as-is. ___________________________________________

21. 2025-08-23
    price $40,000 433-char remark

    Show marketing remark (433 chars)

    Cute and Quaint 2 bedroom, 1 full bath mobile in an all age park. Home has a gas furnace forced air, window A/C unit, laminate flooring, carpet in bedrooms. Bathroom offers a tub/shower combo. Fridge and range/oven included. Nice covered front Porch for outside living with small yard area. Park has onsite laundry facilities and check with park for pet policy. Mobile is being sold as-is. ___________________________________________

22. 2025-08-01
    price $46,000 433-char remark

    Show marketing remark (433 chars)

    Cute and Quaint 2 bedroom, 1 full bath mobile in an all age park. Home has a gas furnace forced air, window A/C unit, laminate flooring, carpet in bedrooms. Bathroom offers a tub/shower combo. Fridge and range/oven included. Nice covered front Porch for outside living with small yard area. Park has onsite laundry facilities and check with park for pet policy. Mobile is being sold as-is. ___________________________________________

23. 2025-07-09
    listed $50,000 Active 433-char remark

    Show marketing remark (433 chars)

    Cute and Quaint 2 bedroom, 1 full bath mobile in an all age park. Home has a gas furnace forced air, window A/C unit, laminate flooring, carpet in bedrooms. Bathroom offers a tub/shower combo. Fridge and range/oven included. Nice covered front Porch for outside living with small yard area. Park has onsite laundry facilities and check with park for pet policy. Mobile is being sold as-is. ___________________________________________

24. 2023-01-17
    soldstatus $19,000 Closed 991-char remark

    Show marketing remark (991 chars)

    Clean 2 bedroom. 1 bath with tub/shower combo, s/w mobile home located in Siskiyou Village an ''ALL-AGE'' Park. The home is cozy and ready for a new owner to add their own personal touches. Home includes a gas f/a furnace and a wall/window A/C unit. Nice laminate flooring, new carpet in bedrooms and a freshly painted interior. Gas range/oven and refrigerator included in home. Covered front porch entry with an area at back steps to plant grass. The Park has built a new fence at back of home. Park Space Rent is $670./month which includes water, sewer and trash. Home is on its' own electric meter and monthly electric bill is in addition to Park space rent. The Park features a clean on-site Laundry facility for washing and drying your clothes at a reasonable cost. Pet Policy is a Maximum of 2 small pets-MUST be approved by Park Management/Owner. Great ''on-leash'' pet walking area. Buyer MUST be approved by Park Owner. SOLD in ''AS-IS'' condition with Seller performing NO Repairs.

25. 2022-12-29
    status Pending 991-char remark

    Show marketing remark (991 chars)

    Clean 2 bedroom. 1 bath with tub/shower combo, s/w mobile home located in Siskiyou Village an ''ALL-AGE'' Park. The home is cozy and ready for a new owner to add their own personal touches. Home includes a gas f/a furnace and a wall/window A/C unit. Nice laminate flooring, new carpet in bedrooms and a freshly painted interior. Gas range/oven and refrigerator included in home. Covered front porch entry with an area at back steps to plant grass. The Park has built a new fence at back of home. Park Space Rent is $670./month which includes water, sewer and trash. Home is on its' own electric meter and monthly electric bill is in addition to Park space rent. The Park features a clean on-site Laundry facility for washing and drying your clothes at a reasonable cost. Pet Policy is a Maximum of 2 small pets-MUST be approved by Park Management/Owner. Great ''on-leash'' pet walking area. Buyer MUST be approved by Park Owner. SOLD in ''AS-IS'' condition with Seller performing NO Repairs.

26. 2022-12-02
    price $19,000 991-char remark

    Show marketing remark (991 chars)

    Clean 2 bedroom. 1 bath with tub/shower combo, s/w mobile home located in Siskiyou Village an ''ALL-AGE'' Park. The home is cozy and ready for a new owner to add their own personal touches. Home includes a gas f/a furnace and a wall/window A/C unit. Nice laminate flooring, new carpet in bedrooms and a freshly painted interior. Gas range/oven and refrigerator included in home. Covered front porch entry with an area at back steps to plant grass. The Park has built a new fence at back of home. Park Space Rent is $670./month which includes water, sewer and trash. Home is on its' own electric meter and monthly electric bill is in addition to Park space rent. The Park features a clean on-site Laundry facility for washing and drying your clothes at a reasonable cost. Pet Policy is a Maximum of 2 small pets-MUST be approved by Park Management/Owner. Great ''on-leash'' pet walking area. Buyer MUST be approved by Park Owner. SOLD in ''AS-IS'' condition with Seller performing NO Repairs.

27. 2022-11-10
    listed $21,500 Active 991-char remark

    Show marketing remark (991 chars)

    Clean 2 bedroom. 1 bath with tub/shower combo, s/w mobile home located in Siskiyou Village an ''ALL-AGE'' Park. The home is cozy and ready for a new owner to add their own personal touches. Home includes a gas f/a furnace and a wall/window A/C unit. Nice laminate flooring, new carpet in bedrooms and a freshly painted interior. Gas range/oven and refrigerator included in home. Covered front porch entry with an area at back steps to plant grass. The Park has built a new fence at back of home. Park Space Rent is $670./month which includes water, sewer and trash. Home is on its' own electric meter and monthly electric bill is in addition to Park space rent. The Park features a clean on-site Laundry facility for washing and drying your clothes at a reasonable cost. Pet Policy is a Maximum of 2 small pets-MUST be approved by Park Management/Owner. Great ''on-leash'' pet walking area. Buyer MUST be approved by Park Owner. SOLD in ''AS-IS'' condition with Seller performing NO Repairs.

ⓘ 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: $95 · $8/mo
• Projected year-2 tax: $281 · $23/mo
• Expected delta: +$187/yr (+$16/mo · 197.4%)

ⓘ 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 (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: $19,730
• − Mortgage interest: −$1,624
• − Property taxes: −$95
• − Insurance: −$145
• − Repairs & maintenance: −$1,578
• − Management: −$1,578
• − HOA: −$9,360
• − Depreciation: −$844
• Taxable income: $4,506
• Est. tax owed @ 24.0%: −$1,081
• After-tax cash flow: $3,081/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

+34.9% since first listed

10 events — show timeline

• 2026-05-10 Price Changed $29,000 MLSCO
• 2026-02-18 Price Changed $33,000 MLSCO
• 2025-09-30 Price Changed $36,000 MLSCO
• 2025-08-23 Price Changed $40,000 MLSCO
• 2025-08-01 Price Changed $46,000 MLSCO
• 2025-07-09 Listed $50,000 MLSCO
• 2023-01-17 Sold (MLS) $19,000 MLSCO
• 2022-12-29 Pending — MLSCO
• 2022-12-02 Price Changed $19,000 MLSCO
• 2022-11-10 Listed $21,500 MLSCO

Property tax history

+7.4%/yr

Latest (2022): $95 · +13.5% YoY. Source: county tax records.