212 Chocktoot St · Chiloquin, OR 97624

$99,000

4 bd · 2.0 ba · 1,894 sqft · SingleFamily public records · 196 Days on market

Built 1961 4,356 sqft lot

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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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

This Home Is Priced as-is And Any Offers Must Have A Minimum Earnest Money Of $1000 Or 2% Of Contract Price. It Was In The In The Process Of A Remodel. Some Items Needed; Heating, Flooring, Bathroom Finish, Appliances, Possible Boundaries Identified. This Is Alot Of Home For The Price And Square Footage $24 A Foot, A Bargain!

Key facts

• 4,356 sq ft lot
• Parking
• Built 1961

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $710 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#121 in OR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: commute C-, schools F, 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: 279 active listings in the ZIP; 232 units permitted in Klamath County in 2024 (72 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($684 loan paydown + $10k appreciation (10.0% local appreciation)).
• Klamath County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 196 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y ago; this cycle's ask has dropped $63k (39%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $99k implies a 408% gain — meaningful room to come down on a strong offer.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 196 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 1961 — 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 F-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: 1.70% ✓
• Cap rate: 14.90%
• Cash-on-cash: 30.74%
• DSCR: 2.37
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $401,528
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
701 S Park Ave	0.57mi	3/2.0 (-1)	1,883 (-1%)	19mo	$400,000	$212	52

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 47.7%
• Equity multiple: 4.58×
• Total profit: $99,129
• Equity at exit: $89,187

10-year hold

• IRR: 41.5%
• Equity multiple: 10.25×
• Total profit: $256,320
• Equity at exit: $192,335

Cash invested: $27,720 (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 97624

• Home prices YoY: 21.5%
• Active inventory: 279
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,680 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$56 /mo · $676/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $710

Break-even live

Break-even rent $781

Max offer price $99,000

Occupancy floor 53%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-01-16
   status Pending
2. 2026-01-14
   status Active
3. 2026-01-01
   status Pending
4. 2025-12-31
   price $99,000
5. 2025-10-10
   price $145,000
6. 2025-08-12
   price $155,000
7. 2025-06-20
   listed $162,000 Active
8. 2009-03-11
   soldstatus $19,500 327-char remark

   Show marketing remark (327 chars)

   This Home Is Priced as-is And Any Offers Must Have A Minimum Earnest Money Of $1000 Or 2% Of Contract Price. It Was In The In The Process Of A Remodel. Some Items Needed; Heating, Flooring, Bathroom Finish, Appliances, Possible Boundaries Identified. This Is Alot Of Home For The Price And Square Footage $24 A Foot, A Bargain!

9. 2008-08-05
   listed $24,900 327-char remark

   Show marketing remark (327 chars)

   This Home Is Priced as-is And Any Offers Must Have A Minimum Earnest Money Of $1000 Or 2% Of Contract Price. It Was In The In The Process Of A Remodel. Some Items Needed; Heating, Flooring, Bathroom Finish, Appliances, Possible Boundaries Identified. This Is Alot Of Home For The Price And Square Footage $24 A Foot, A Bargain!

ⓘ 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: $676 · $56/mo
• Projected year-2 tax: $960 · $80/mo
• Expected delta: +$284/yr (+$24/mo · 42.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate

Taxation est. · year 1

• Rental income: $20,155
• − Mortgage interest: −$5,546
• − Property taxes: −$676
• − Insurance: −$495
• − Repairs & maintenance: −$1,612
• − Management: −$1,612
• − Depreciation: −$2,880
• Taxable income: $7,333
• Est. tax owed @ 24.0%: −$1,760
• After-tax cash flow: $6,761/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 — Chiloquin

• Score: 71/100
• State rank: #121
• US rank: #7018

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chiloquin, OR
• Population (ZIP): 3,756

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 (71%)
• Race & ethnicity: White 71% Native American 16% Two or more races 10% Hispanic / Latino 4%
• Common ancestry: Serbian 5% Portuguese 4% Slovak 3%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Russian/Polish/Slavic 2% Spanish 1%

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: ▲ 85.46%
• Current HPI: 483.6619
• Rent YoY: —
• Metro: —
• 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

+297.6% since first listed

9 events — show timeline

• 2026-01-16 Pending — MLSCO
• 2026-01-14 Relisted — MLSCO
• 2026-01-01 Pending — MLSCO
• 2025-12-31 Price Changed $99,000 MLSCO
• 2025-10-10 Price Changed $145,000 MLSCO
• 2025-08-12 Price Changed $155,000 MLSCO
• 2025-06-20 Listed $162,000 MLSCO
• 2009-03-11 Sold (MLS) $19,500 MLSCO
• 2008-08-05 Listed $24,900 MLSCO

Property tax history

+2.3%/yr

Latest (2025): $676 · +2.8% YoY. Source: county tax records.