4751 Bellm Dr Spc 403 · Altamont, OR 97603

$86,000

3 bd · 2.0 ba · 1,323 sqft · Manufactured public records · 3 Days on market

Built 1997

---

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
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Enjoy comfort, privacy, and beautiful outdoor living in this well-maintained 1997 double-wide manufactured home. The generous living room opens to the dining area and kitchen, creating an inviting gathering space at the heart of the home. Kitchen features plenty of storage, counter space and a walk-in pantry! The thoughtfully designed split floor plan places the spacious primary suite on one side of the home, where you can wake up to peaceful pasture views. The suite features a walk-in closet and private bath with a walk-in shower and linen closet. On the opposite side of the home are two additional bedrooms and a full bathroom, offering flexibility for guests, family, or a home office. Ste

Key facts

• Walk-in closet
• Private bath
• Walk-in shower

Tags

• OUTDOOR LIVING
• WALK-IN PANTRY
• WALK-IN CLOSET
• PRIVATE BATH
• WALK-IN SHOWER
• FULLY FENCED BACKYARD

Property features AI

Finance

• Financial info: Property is not currently rented; FIRPTA not applicable
• HOA & community: No CCRs reported; May remain in park; Land lease: $489 monthly

Exterior

• Parking: Attached carport; Driveway parking; Additional storage
• Security: Carbon monoxide detectors; Smoke detectors; Audio and video surveillance
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected
• Home design: Mobile home (double wide) located in a park; One story; Built in 1997; Audio and video surveillance on premises; Short-term rentals not permitted
• Construction: Composition roof; Pillar/post/pier foundation; Manufactured by Guerdon
• Exterior features: Fenced yard; Garden area; Landscaped; Level lot; Paved road access; Shared access frontage; Storage structure on property; Double pane windows with vinyl frames; Carbon monoxide and smoke detectors

Interior

• Kitchen: Dishwasher; Oven; Range; Range hood; Refrigerator; Kitchen island; Pantry; Breakfast bar
• Bedrooms: 3 bedrooms (primary downstairs)
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Wall/window air conditioning units
• Interior features: Breakfast bar; Built-in features; Fiberglass stall shower; Kitchen island; Linen closet; Open floorplan; Pantry; Primary bedroom on main level; Shower/tub combo; Vaulted ceilings; Walk-in closets
• Laundry & utility: Washer; Dryer; Water heater; Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $86k.

Deal economics

• At list price, monthly cash flow is $891 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $86k).
• Cap rate 18.7% vs local median 3.7% in Altamont — 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 65/100 on livability (#195 in OR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D, crime F.
• 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: Ferguson Elementary School (math 27% / reading 37%, grade F, #246 of 412 statewide, top 60%, 539 students, 74% FRL); Henley Middle School (math 22% / reading 47%, grade F, #61 of 128 statewide, top 54%, 419 students, 72% FRL); Henley High School (693 students, 73% FRL).
• Market conditions: Rents rising (+3.8%/yr); 263 active listings in the ZIP; 232 units permitted in Klamath County in 2024 (72 in 5+ unit buildings).
• This rent runs 33% of the median local income ($67k/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 $595 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 + 3.8% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $86,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 2.11% ✓
• Cap rate: 18.72%
• Cash-on-cash: 44.40%
• DSCR: 2.98
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $178,605
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4746 Sayler St	0.17mi	3/2.0	1,248 (-6%)	2mo	$280,000	$224	81
4609 Alt Ct	0.20mi	2/2.0 (-1)	1,344 (+2%)	5mo	$155,000	$115	78
4538 Bellm Dr	0.13mi	3/2.0	1,440 (+9%)	6mo	$135,000	$94	74
7119 Turner Ct	0.17mi	3/2.0	1,248 (-6%)	16mo	$225,000	$180	70
4762 Sayler St	0.16mi	3/2.0	1,144 (-14%)	7mo	$250,000	$219	64
7310 Flag Ct	0.21mi	3/2.0	1,488 (+12%)	11mo	$195,000	$131	60
7124 Turner Ct	0.17mi	3/2.0	1,440 (+9%)	22mo	$165,000	$115	59
7204 Boyd Ct	0.17mi	2/2.0 (-1)	1,152 (-13%)	23mo	$155,000	$135	46

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 · 3.8% rent growth · sell at horizon

5-year hold

• IRR: 42.3%
• Equity multiple: 2.84×
• Total profit: $44,278
• Equity at exit: $12,823

10-year hold

• IRR: 48.8%
• Equity multiple: 5.89×
• Total profit: $117,758
• Equity at exit: $7,436

Cash invested: $24,080 (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 97603

• Rents YoY: 3.8%
• Active inventory: 263
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,817 medium
• Mortgage (P&I): −$451
• Tax from tax record: −$58 /mo · $690/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $891

Break-even live

Break-even rent $689

Max offer price $86,000

Occupancy floor 46%

Sensitivity live

Price	-10% $940	-5% $915	+0% $891	+5% $867	+10% $842
Rent	-10% $747	-5% $819	+0% $891	+5% $963	+10% $1,034
Rate	-1.0pp $934	-0.5pp $913	base $891	+0.5pp $869	+1.0pp $846

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: $21,500
• Closing costs: $2,580
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-19
   days on market $86,000 Active 3 DOM
2. 2026-06-18
   days on market $86,000 Active 2 DOM
3. 2026-06-17
   remarks 699-char remark
4. 2026-06-17
   listed $86,000 Active 1 DOM

ⓘ 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: $690 · $58/mo
• Projected year-2 tax: $834 · $70/mo
• Expected delta: +$144/yr (+$12/mo · 20.8%)

ⓘ 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 7 d/yr ≥90°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 38 unhealthy d/yr today · 39 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,802
• − Mortgage interest: −$4,817
• − Property taxes: −$690
• − Insurance: −$430
• − Repairs & maintenance: −$1,744
• − Management: −$1,744
• − Depreciation: −$2,502
• Taxable income: $9,874
• Est. tax owed @ 24.0%: −$2,370
• After-tax cash flow: $8,321/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 — Altamont

• Score: 65/100
• State rank: #195
• US rank: #12638

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Altamont, OR
• County: Klamath County · 56,186 people
• Metro: Klamath Falls, OR
• Population (ZIP): 33,222
• Household income: $66,937
• Rent vs Own: 29.7% rent · 70.3% own
• Severe rent burden: 1147.0

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 15% Two or more races 13% Native American 2%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Portuguese 5% Italian 4% Lithuanian 3%
• Foreign-born: 4% · Canada, China
• Languages at home: 91% English-only · Spanish 7%

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: ▼ -122.75%
• Current HPI: 198.1814
• Rent YoY: ▲ 3.80%
• 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

1 event — show timeline

• 2026-06-16 Listed $86,000 MLSCO

Property tax history

+7.2%/yr

Latest (2025): $690 · +2.7% YoY. Source: county tax records.