4741 S 6th #26 · Altamont, OR 97603

$79,999

3 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 369 Days on market

Built 1978 $56/sqft · 73% below area $565/mo HOA · 37% of rent

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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 +24.5/30.0
• 1% rule +10.0/10.0
• DSCR +7.9/10.0
• 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 MLS

Cute, clean, and truly move-in ready home located in Town & Country Mobile Estates. This well-cared-for property features thoughtful updates throughout, including fresh interior paint, new landscaping, and some new carpet. A convenient electronic pet door adds a modern touch and will stay with the home. Enjoy a spacious primary bathroom complete with a large soaking tub and tile finishes. Newer appliances are included, making this home easy to settle into from day one. Outside, you'll love the nice curb appeal, private courtyard, covered carport, and additional storage shed. Not a 55+ park. Monthly assessment covers water, sewer, trash, and dumpster access—keeping ownership simple and affordable.

Key facts

• Covered carport
• Thoughtful updates
• Huge soaking tub

Tags

• MOVE IN READY
• THOUGHTFUL UPDATES
• FANCY ELECTRONIC PET DOOR
• HUGE SOAKING TUB
• PRIVATE LITTLE COURTYARD
• COVERED CARPORT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $164 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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.
• Market conditions: Rents rising (+3.8%/yr); 263 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $553 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 369 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 37% of rent.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,399 (12.0% below list)

Questions for the listing agent

1. It's been on market 369 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 1978 — 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. 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: 1.90% ✓
• Cap rate: 8.76%
• Cash-on-cash: 8.80%
• DSCR: 1.39
• GRM: 4.4

CMA / ARV

• ARV (median comp): $291,841
• List price: $79,999
• Delta: -72.59%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4741 S 6th St Unit 31	0.00mi	3/2.0	1,456 (+1%)	23mo	$50,000	$34	79
4741 S 6th St Unit 29	0.00mi	3/2.0	1,344 (-7%)	15mo	$62,500	$47	76
5439 Shasta Way	0.57mi	3/2.0	1,512 (+5%)	13mo	$315,000	$208	54
2839 Kane St	0.64mi	3/2.0	1,568 (+9%)	9mo	$315,000	$201	48

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: -1.1%
• Equity multiple: 0.96×
• Total profit: $-945
• Equity at exit: $11,928

10-year hold

• IRR: 10.2%
• Equity multiple: 1.85×
• Total profit: $19,102
• Equity at exit: $6,917

Cash invested: $22,400 (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 97603

• Rents YoY: 3.8%
• Active inventory: 263
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,522 high
• Mortgage (P&I): −$420
• Tax from tax record: −$20 /mo · $239/yr
• Insurance: −$33
• HOA: −$565
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $164

Break-even live

Break-even rent $1,314

Max offer price $79,999

Occupancy floor 84%

Sensitivity live

Price	-10% $210	-5% $187	+0% $164	+5% $142	+10% $119
Rent	-10% $44	-5% $104	+0% $164	+5% $224	+10% $284
Rate	-1.0pp $205	-0.5pp $185	base $164	+0.5pp $144	+1.0pp $122

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2439 Homedale Rd Klamath Falls, OR	3.0	1.0	1320	$1,400	$1.06	45d	1	0.48mi
4170 Adelaide Ave Klamath Falls, OR	2.0	1.5	1268	$1,500	$1.18	45d	1	0.78mi
3039 Kane St Klamath Falls, OR	3.0	2.0	988	$1,395	$1.41	45d	1	0.79mi
1222 Summers Ln Unit 1222 Klamath Falls, OR	2.0	1.0	950	$1,450	$1.53	45d	1	0.79mi
4162 Marian Ct Unit 3 Klamath Falls, OR	2.0	1.0	1150	$1,250	$1.09	45d	1	0.82mi
1400 Arthur St Klamath Falls, OR	2.0	1.5	950	$1,275	$1.34	45d	3	1.10mi
3124 Sunset Ct Klamath Falls, OR	2.0	1.0	1091	$1,495	$1.37	45d	1	1.11mi
1912 Dawn Ct Unit B Klamath Falls, OR	2.0	1.0	1027	$1,150	$1.12	45d	1	1.31mi
4195 Bristol Ct Klamath Falls, OR	2.0	1.0	1080	$1,350	$1.25	45d	1	1.39mi

HOA detail

• Monthly dues: $565 · $6,780/yr
• Likely covers: watersewertrashlandscaping

Listing history 29 events

1. 2026-06-19
   days on market $79,999 Active 369 DOM
2. 2026-06-18
   days on market $79,999 Active 368 DOM
3. 2026-06-17
   price $79,999 Active 367 DOM
4. 2026-06-17
   days on market $85,000 Active 367 DOM
5. 2026-06-16
   days on market $85,000 Active 366 DOM
6. 2026-06-15
   days on market $85,000 Active 365 DOM
7. 2026-06-14
   days on market $85,000 Active 363 DOM
8. 2026-06-12
   days on market $85,000 Active 362 DOM
9. 2026-06-09
   days on market $85,000 Active 359 DOM
10. 2026-06-08
    days on market $85,000 Active 358 DOM
11. 2026-06-07
    days on market $85,000 Active 357 DOM
12. 2026-06-05
    days on market $85,000 Active 354 DOM
13. 2026-06-02
    days on market $85,000 Active 352 DOM
14. 2026-06-01
    days on market $85,000 Active 351 DOM
15. 2026-05-31
    days on market $85,000 Active 350 DOM
16. 2026-05-30
    days on market $85,000 Active 349 DOM
17. 2026-04-22
    price $85,000 717-char remark

    Show marketing remark (717 chars)

    Cute, clean, and truly move-in ready home located in Town & Country Mobile Estates. This well-cared-for property features thoughtful updates throughout, including fresh interior paint, new landscaping, and some new carpet. A convenient electronic pet door adds a modern touch and will stay with the home. Enjoy a spacious primary bathroom complete with a large soaking tub and tile finishes. Newer appliances are included, making this home easy to settle into from day one. Outside, you'll love the nice curb appeal, private courtyard, covered carport, and additional storage shed. Not a 55+ park. Monthly assessment covers water, sewer, trash, and dumpster access—keeping ownership simple and affordable.

18. 2026-01-08
    status Active 717-char remark

    Show marketing remark (717 chars)

    Cute, clean, and truly move-in ready home located in Town & Country Mobile Estates. This well-cared-for property features thoughtful updates throughout, including fresh interior paint, new landscaping, and some new carpet. A convenient electronic pet door adds a modern touch and will stay with the home. Enjoy a spacious primary bathroom complete with a large soaking tub and tile finishes. Newer appliances are included, making this home easy to settle into from day one. Outside, you'll love the nice curb appeal, private courtyard, covered carport, and additional storage shed. Not a 55+ park. Monthly assessment covers water, sewer, trash, and dumpster access—keeping ownership simple and affordable.

19. 2025-12-31
    historical 717-char remark

    Show marketing remark (717 chars)

    Cute, clean, and truly move-in ready home located in Town & Country Mobile Estates. This well-cared-for property features thoughtful updates throughout, including fresh interior paint, new landscaping, and some new carpet. A convenient electronic pet door adds a modern touch and will stay with the home. Enjoy a spacious primary bathroom complete with a large soaking tub and tile finishes. Newer appliances are included, making this home easy to settle into from day one. Outside, you'll love the nice curb appeal, private courtyard, covered carport, and additional storage shed. Not a 55+ park. Monthly assessment covers water, sewer, trash, and dumpster access—keeping ownership simple and affordable.

20. 2025-10-15
    price $87,000 717-char remark

    Show marketing remark (717 chars)

    Cute, clean, and truly move-in ready home located in Town & Country Mobile Estates. This well-cared-for property features thoughtful updates throughout, including fresh interior paint, new landscaping, and some new carpet. A convenient electronic pet door adds a modern touch and will stay with the home. Enjoy a spacious primary bathroom complete with a large soaking tub and tile finishes. Newer appliances are included, making this home easy to settle into from day one. Outside, you'll love the nice curb appeal, private courtyard, covered carport, and additional storage shed. Not a 55+ park. Monthly assessment covers water, sewer, trash, and dumpster access—keeping ownership simple and affordable.

21. 2025-07-23
    price $89,500 717-char remark

    Show marketing remark (717 chars)

    Cute, clean, and truly move-in ready home located in Town & Country Mobile Estates. This well-cared-for property features thoughtful updates throughout, including fresh interior paint, new landscaping, and some new carpet. A convenient electronic pet door adds a modern touch and will stay with the home. Enjoy a spacious primary bathroom complete with a large soaking tub and tile finishes. Newer appliances are included, making this home easy to settle into from day one. Outside, you'll love the nice curb appeal, private courtyard, covered carport, and additional storage shed. Not a 55+ park. Monthly assessment covers water, sewer, trash, and dumpster access—keeping ownership simple and affordable.

22. 2025-06-07
    listed $90,000 Active 717-char remark

    Show marketing remark (717 chars)

    Cute, clean, and truly move-in ready home located in Town & Country Mobile Estates. This well-cared-for property features thoughtful updates throughout, including fresh interior paint, new landscaping, and some new carpet. A convenient electronic pet door adds a modern touch and will stay with the home. Enjoy a spacious primary bathroom complete with a large soaking tub and tile finishes. Newer appliances are included, making this home easy to settle into from day one. Outside, you'll love the nice curb appeal, private courtyard, covered carport, and additional storage shed. Not a 55+ park. Monthly assessment covers water, sewer, trash, and dumpster access—keeping ownership simple and affordable.

23. 2023-07-06
    soldstatus $78,000 Closed 625-char remark

    Show marketing remark (625 chars)

    Darling Manufactured Home in Town and Country Mobile Estates. 3 Bdrm 2 Bath with lots of up dating! Both Living Rm & Family Room & full Dining Rm w built in Buffet. Nice Deck for summertime get together & flowers. Home has had lots of updating in Master bath with a jacuzzi like tub shower combo and new vanity. Kitchen has newe. r counters and flooring dining room has built in buffet Vinyl windows with double locks for security. CFA heat pump with Central Air. Has xtra monitor type heater in Living Room. Great floor plan. Really a nice home worth seeing. To qualify contact 541-882-3650 or 541 281-2405

24. 2023-05-26
    status Pending 625-char remark

    Show marketing remark (625 chars)

    Darling Manufactured Home in Town and Country Mobile Estates. 3 Bdrm 2 Bath with lots of up dating! Both Living Rm & Family Room & full Dining Rm w built in Buffet. Nice Deck for summertime get together & flowers. Home has had lots of updating in Master bath with a jacuzzi like tub shower combo and new vanity. Kitchen has newe. r counters and flooring dining room has built in buffet Vinyl windows with double locks for security. CFA heat pump with Central Air. Has xtra monitor type heater in Living Room. Great floor plan. Really a nice home worth seeing. To qualify contact 541-882-3650 or 541 281-2405

25. 2023-02-27
    listed $78,000 Active 625-char remark

    Show marketing remark (625 chars)

    Darling Manufactured Home in Town and Country Mobile Estates. 3 Bdrm 2 Bath with lots of up dating! Both Living Rm & Family Room & full Dining Rm w built in Buffet. Nice Deck for summertime get together & flowers. Home has had lots of updating in Master bath with a jacuzzi like tub shower combo and new vanity. Kitchen has newe. r counters and flooring dining room has built in buffet Vinyl windows with double locks for security. CFA heat pump with Central Air. Has xtra monitor type heater in Living Room. Great floor plan. Really a nice home worth seeing. To qualify contact 541-882-3650 or 541 281-2405

26. 2019-11-07
    soldstatus $49,900
27. 2019-09-16
    listed $49,900
28. 1995-02-07
    soldstatus $20,500
29. 1994-03-28
    soldstatus $19,000

ⓘ 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: $239 · $20/mo
• Projected year-2 tax: $776 · $65/mo
• Expected delta: +$537/yr (+$45/mo · 224.6%)

ⓘ 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 ≥90°F today · 16 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: $18,259
• − Mortgage interest: −$4,481
• − Property taxes: −$239
• − Insurance: −$400
• − Repairs & maintenance: −$1,461
• − Management: −$1,461
• − HOA: −$6,780
• − Depreciation: −$2,327
• Taxable income: $1,110
• Est. tax owed @ 24.0%: −$266
• After-tax cash flow: $1,705/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

+347.4% since first listed

13 events — show timeline

• 2026-04-22 Price Changed $85,000 MLSCO
• 2026-01-08 Relisted — MLSCO
• 2025-12-31 Listing Removed — MLSCO
• 2025-10-15 Price Changed $87,000 MLSCO
• 2025-07-23 Price Changed $89,500 MLSCO
• 2025-06-07 Listed $90,000 MLSCO
• 2023-07-06 Sold (MLS) $78,000 MLSCO
• 2023-05-26 Pending — MLSCO
• 2023-02-27 Listed $78,000 MLSCO
• 2019-11-07 Sold (MLS) $49,900 MLSCO
• 2019-09-16 Listed $49,900 MLSCO
• 1995-02-07 Sold (Public Records) $20,500 Public Records
• 1994-03-28 Sold (Public Records) $19,000 Public Records

Property tax history

+5.2%/yr

Latest (2025): $239 · +2.6% YoY. Source: county tax records.