137003 Main St · Crescent, OR 97733

$139,000

3 bd · 1.0 ba · 1,450 sqft · SingleFamily public records · 57 Days on market

Built 1930 0.68 ac lot $96/sqft · 50% below area Est $276k · 50% under

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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 +28.7/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• Appreciation +5.0/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Home needs TLC - Detached shop needs a door. Private back and side yards. Modern cabinets in kitchen, Interior needs work-paint, cleaning, new flooring,repair work in bathroom. Fixer upper. Nees proof of funds to close - as is fannie mae - bank owned

Key facts

• Easy access
• Expansion potential
• Mature trees

Tags

• TWO SPACIOUS CITY LOTS
• MATURE TREES
• EXPANSION POTENTIAL
• FUTURE DEVELOPMENT POTENTIAL
• EASY ACCESS

Property features AI

Finance

• Other: Additional parcels included (two described parcels totaling approximately 0.68 acres)
• Financial info: Not currently rented
• HOA & community: No CCRs

Exterior

• Parking: Detached parking; Driveway; On-street parking
• Security: No audio or video surveillance on premises
• Utilities: Public water; Public sewer; Natural gas connected; Public utilities
• Home design: Single-family residence; One story; Residential (R1 zoning); No accessory dwelling unit
• Construction: Built in 1930; Frame construction; Pillar/post/pier foundation
• Exterior features: Metal roof; Aluminum and vinyl framed double-pane windows; Corner, level, wooded lot; Gravel road frontage with shared access

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 2 bedrooms (includes primary bedroom)
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Wood heating; No central cooling
• Interior features: Shower/tub combo; Fireplace in family room and living room (gas and wood-burning)
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $464 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $135k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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: Gilchrist Elementary School (math 24% / reading 24%, grade F, #320 of 412 statewide, top 82%, 132 students, 75% FRL); Gilchrist Junior/Senior High School (math 5% / reading 10%, grade F, #143 of 143 statewide, top 100%, 104 students, 74% FRL) — zoned schools average 74% FRL vs 59% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 16% at this address vs 29% district-wide (-13 pts) — the specific schools serving this property underperform the Klamath County SD average; the district grade overstates school quality for this exact location.
• Market conditions: 83 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 232 units permitted in Klamath County in 2024 (72 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($961 loan paydown + $4k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y ago; this cycle's ask has dropped $30k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $24k; list at $139k implies a 491% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $134,830 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.26% ✓
• Cap rate: 10.30%
• Cash-on-cash: 14.31%
• DSCR: 1.64
• GRM: 6.6

CMA / ARV

• ARV (median comp): $276,134
• List price: $139,000
• Delta: -49.66%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 20.9%
• Equity multiple: 2.19×
• Total profit: $46,305
• Equity at exit: $62,500

10-year hold

• IRR: 22.0%
• Equity multiple: 4.17×
• Total profit: $123,437
• Equity at exit: $96,321

Cash invested: $38,920 (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 97733

• Active inventory: 83
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,750 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$132 /mo · $1,578/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $464

Break-even live

Break-even rent $1,163

Max offer price $139,000

Occupancy floor 68%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
206 Ward St Crescent, OR	3.0	2.0	1700	$1,750	$1.03	43d	1	0.32mi

Listing history 29 events

1. 2026-06-19
   days on market $139,000 Active 57 DOM
2. 2026-06-18
   days on market $139,000 Active 56 DOM
3. 2026-06-17
   days on market $139,000 Active 55 DOM
4. 2026-06-16
   days on market $139,000 Active 54 DOM
5. 2026-06-15
   days on market $139,000 Active 53 DOM
6. 2026-06-14
   days on market $139,000 Active 51 DOM
7. 2026-06-12
   pricedays on market $139,000 Active 50 DOM
8. 2026-06-09
   days on market $159,000 Active 47 DOM
9. 2026-06-08
   days on market $159,000 Active 46 DOM
10. 2026-06-07
    days on market $159,000 Active 45 DOM
11. 2026-06-05
    days on market $159,000 Active 42 DOM
12. 2026-06-02
    days on market $159,000 Active 40 DOM
13. 2026-06-01
    days on market $159,000 Active 39 DOM
14. 2026-05-31
    days on market $159,000 Active 38 DOM
15. 2026-05-30
    days on market $159,000 Active 37 DOM
16. 2026-05-13
    price $164,000 715-char remark
17. 2026-04-23
    listed $169,000 Active 715-char remark
18. 2011-01-31
    soldstatus $23,500 250-char remark

    Show marketing remark (250 chars)

    Home needs TLC - Detached shop needs a door. Private back and side yards. Modern cabinets in kitchen, Interior needs work-paint, cleaning, new flooring,repair work in bathroom. Fixer upper. Nees proof of funds to close - as is fannie mae - bank owned

19. 2011-01-28
    soldstatus $23,500

    Show marketing remark (273 chars)

    Large lot with lots of trees. Home needs TLC. Detached shop needs a door and some finish work done. Private back & side yards. House has a metal roof, modern cabinets. Interior needs to be cleaned, painted, new flooring and the bathroom needs repair. Home sold as is.

20. 2011-01-23
    historical 250-char remark

    Show marketing remark (250 chars)

    Home needs TLC - Detached shop needs a door. Private back and side yards. Modern cabinets in kitchen, Interior needs work-paint, cleaning, new flooring,repair work in bathroom. Fixer upper. Nees proof of funds to close - as is fannie mae - bank owned

21. 2011-01-13
    historical

    Show marketing remark (273 chars)

    Large lot with lots of trees. Home needs TLC. Detached shop needs a door and some finish work done. Private back & side yards. House has a metal roof, modern cabinets. Interior needs to be cleaned, painted, new flooring and the bathroom needs repair. Home sold as is.

22. 2010-11-29
    listed $24,900

    Show marketing remark (273 chars)

    Large lot with lots of trees. Home needs TLC. Detached shop needs a door and some finish work done. Private back & side yards. House has a metal roof, modern cabinets. Interior needs to be cleaned, painted, new flooring and the bathroom needs repair. Home sold as is.

23. 2010-11-18
    historical
24. 2010-08-19
    listed $24,900 250-char remark

    Show marketing remark (250 chars)

    Home needs TLC - Detached shop needs a door. Private back and side yards. Modern cabinets in kitchen, Interior needs work-paint, cleaning, new flooring,repair work in bathroom. Fixer upper. Nees proof of funds to close - as is fannie mae - bank owned

25. 2010-08-18
    listed $29,900
26. 2009-12-27
    historical
27. 2009-06-26
    listed $124,900
28. 2001-12-31
    soldstatus $49,900
29. 1997-08-12
    soldstatus $5,000

ⓘ 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: $1,578 · $132/mo
• Projected year-2 tax: $1,578 · $132/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 2/10 Low 6 d/yr ≥88°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 12 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,000
• − Mortgage interest: −$7,786
• − Property taxes: −$1,578
• − Insurance: −$695
• − Repairs & maintenance: −$1,680
• − Management: −$1,680
• − Depreciation: −$4,044
• Taxable income: $3,537
• Est. tax owed @ 24.0%: −$849
• After-tax cash flow: $4,721/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 — Crescent

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Crescent, OR
• Population (ZIP): 592

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 (94%)
• Race & ethnicity: White 94% Two or more races 5%
• Common ancestry: Slovak 9% Hungarian 5% Iranian 5%
• Foreign-born: 8% · Canada

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: —
• Current HPI: —
• 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

+2680.0% since first listed

16 events — show timeline

• 2026-06-09 Price Changed $139,000 MLSCO
• 2026-05-27 Price Changed $159,000 MLSCO
• 2026-05-13 Price Changed $164,000 MLSCO
• 2026-04-23 Listed $169,000 MLSCO
• 2011-01-31 Sold (MLS) $23,500 RMLS
• 2011-01-28 Sold (MLS) $23,500 MLSCO
• 2011-01-23 Delisted — RMLS
• 2011-01-13 Listing Removed — MLSCO
• 2010-11-29 Listed $24,900 MLSCO
• 2010-11-18 Listing Removed — MLSCO
• 2010-08-19 Listed $24,900 RMLS
• 2010-08-18 Listed $29,900 MLSCO
• 2009-12-27 Listing Removed — MLSCO
• 2009-06-26 Listed $124,900 MLSCO
• 2001-12-31 Sold (Public Records) $49,900 Public Records
• 1997-08-12 Sold (Public Records) $5,000 Public Records

Property tax history

+15.1%/yr

Latest (2025): $1,578 · +15.0% YoY. Source: county tax records.