1443 Oregon Ave · Klamath Falls, OR 97601

$175,000

2 bd · 3.0 ba · 1,148 sqft · SingleFamily public records · 66 Days on market

Built 1924 5,227 sqft lot $152/sqft · 25% above area Est $227k · 23% under ↓ 12% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +8.4/30.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investors! Here is a great opportunity! Single family home with a guest quarters, This property needs some TLC and being sold as-is. This is one lot with 2 homes. The main home has 2 bedrooms and 1 bath. The smaller home is also a 2 bedroom 1 bath. This would make a great home or rental investment. Located on the corner of Oregon Ave and Fulton St, just a short distance to downtown.

Key facts

• Guest quarters
• 5,227 sq ft lot
• Parking

Tags

• GUEST QUARTERS
• SHORT DISTANCE TO DOWNTOWN

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-158 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $147k (16.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $123k (29.7% below list).
• Recommended offer: $123k (29.7% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 3.4% in Klamath Falls — 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 78/100 on livability (#67 in OR, #2,703 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools D-, crime F, employment F.
• Klamath Falls City Schools (town): math 26% / reading 40% proficiency, ranked #36 of 58 in OR (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.1%/yr); 493 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,969 (29.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.70% ✗
• Cap rate: 5.21%
• Cash-on-cash: -3.87%
• DSCR: 0.83
• GRM: 11.9

CMA / ARV

• ARV (median comp): $227,322
• List price: $175,000
• Delta: -23.02%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2030 Sargent Ave	0.39mi	3/1.5 (+1)	1,152 (+0%)	1mo	$262,000	$227	70
1302 Lookout Ave	0.14mi	2/1.0	1,084 (-6%)	8mo	$230,000	$212	69
734 N 10th St	0.22mi	2/1.0	1,224 (+7%)	8mo	$96,200	$79	64
1905 Lancaster Ave	0.37mi	3/1.0 (+1)	1,098 (-4%)	1mo	$257,000	$234	62
1436 California Ave	0.40mi	2/1.0	1,042 (-9%)	1mo	$235,000	$226	57
1436 Siskiyou St	0.32mi	3/2.0 (+1)	1,248 (+9%)	6mo	$260,000	$208	56
315 Jefferson St	0.60mi	2/2.0	1,092 (-5%)	8mo	$177,000	$162	54
339 N 9th St	0.43mi	2/1.0	1,248 (+9%)	6mo	$210,000	$168	53
604 N 7th St	0.39mi	3/1.0 (+1)	1,262 (+10%)	0mo	$125,000	$99	52
1180 Crescent Ave	0.39mi	3/2.0 (+1)	1,284 (+12%)	3mo	$252,500	$197	50
308 Lytton St	0.52mi	2/1.5	1,004 (-12%)	3mo	$200,000	$199	46
846 California Ave	0.57mi	1/1.5 (-1)	1,044 (-9%)	8mo	$167,000	$160	40

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 · 3.12% rent growth · sell at horizon

5-year hold

• IRR: -22.7%
• Equity multiple: 0.22×
• Total profit: $-38,303
• Equity at exit: $26,093

10-year hold

• IRR: -16.8%
• Equity multiple: 0.06×
• Total profit: $-45,825
• Equity at exit: $15,131

Cash invested: $49,000 (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 97601

• Home prices YoY: -3.7%
• Rents YoY: 3.1%
• Active inventory: 493
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $1,230 high
• Mortgage (P&I): −$918
• Tax from tax record: −$139 /mo · $1,666/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $-158

Break-even live

Break-even rent $1,430

Max offer price $147,087

Occupancy floor —

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
729-731 N 11th St Klamath Falls, OR	2.0	1.0	945	$1,250	$1.32	44d	1	0.20mi
1837 Lexington Ave Klamath Falls, OR	3.0	2.5	1460	$1,850	$1.27	44d	1	0.37mi
632 Lytton St Unit 630 Klamath Falls, OR	2.0	1.0	792	$950	$1.20	44d	1	0.42mi
1670 Portland St Klamath Falls, OR	2.0	2.0	1188	$1,300	$1.09	44d	1	0.44mi
708 Jefferson St Klamath Falls, OR	2.0	1.0	800	$1,050	$1.31	44d	1	0.46mi
234 N 3rd St Unit 1 Klamath Falls, OR	2.0	1.0	791	$1,200	$1.52	44d	1	0.73mi
123 Mortimer St Klamath Falls, OR	1.0	1.0	750	$899	$1.20	44d	1	0.89mi
240 E Main St Unit 1 Klamath Falls, OR	1.0	1.5	750	$975	$1.30	44d	1	1.08mi
233 Old Fort Rd Klamath Falls, OR	2.0	1.0	1050	$1,250	$1.19	44d	1	1.19mi
104 S Williams Ave Unit A Klamath Falls, OR	3.0	2.0	800	$1,295	$1.62	44d	1	1.32mi
2041 Vine Ave Unit 1 Klamath Falls, OR	1.0	1.0	950	$725	$0.76	44d	1	1.36mi
2830 California Ave #4 Klamath Falls, OR	3.0	1.5	1240	$1,500	$1.21	44d	1	1.38mi

Listing history 19 events

1. 2026-06-19
   days on market $175,000 Active 66 DOM
2. 2026-06-18
   days on market $175,000 Active 65 DOM
3. 2026-06-17
   days on market $175,000 Active 64 DOM
4. 2026-06-16
   days on market $175,000 Active 63 DOM
5. 2026-06-15
   days on market $175,000 Active 62 DOM
6. 2026-06-14
   days on market $175,000 Active 60 DOM
7. 2026-06-12
   days on market $175,000 Active 59 DOM
8. 2026-06-09
   days on market $175,000 Active 56 DOM
9. 2026-06-08
   days on market $175,000 Active 55 DOM
10. 2026-06-07
    days on market $175,000 Active 54 DOM
11. 2026-06-05
    days on market $175,000 Active 51 DOM
12. 2026-06-03
    days on market $175,000 Active 50 DOM
13. 2026-06-02
    days on market $175,000 Active 49 DOM
14. 2026-06-01
    days on market $175,000 Active 48 DOM
15. 2026-05-31
    days on market $175,000 Active 47 DOM
16. 2026-05-30
    days on market $175,000 Active 46 DOM
17. 2026-04-14
    listed $175,000 Active 385-char remark

    Show marketing remark (385 chars)

    Investors! Here is a great opportunity! Single family home with a guest quarters, This property needs some TLC and being sold as-is. This is one lot with 2 homes. The main home has 2 bedrooms and 1 bath. The smaller home is also a 2 bedroom 1 bath. This would make a great home or rental investment. Located on the corner of Oregon Ave and Fulton St, just a short distance to downtown.

18. 2026-04-07
    historical
19. 2025-10-07
    listed $200,000 Active

ⓘ 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: $1,666 · $139/mo
• Projected year-2 tax: $1,698 · $141/mo
• Expected delta: +$32/yr (+$3/mo · 1.9%)

ⓘ 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 ≥91°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 29 unhealthy d/yr today · 31 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,756
• − Mortgage interest: −$9,803
• − Property taxes: −$1,666
• − Insurance: −$875
• − Repairs & maintenance: −$1,181
• − Management: −$1,181
• − Depreciation: −$5,091
• Taxable loss: −$5,039
• Est. tax savings @ 24.0%: +$1,209
• After-tax cash flow: $-687/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 Falls City Schools
• NCES district ID: 4107080
• Math proficiency: 26% ▼ -6.00%
• Reading proficiency: 40% ▼ -3.00%
• Median HH income: $34,329
• Composite: 27.14/100
• National rank: #7033
• State rank: #36 of 58 in OR

Livability — Klamath Falls

• Score: 78/100
• State rank: #67
• US rank: #2703

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Klamath Falls, OR
• County: Klamath County · 56,186 people
• City population: 56,186
• Metro: Klamath Falls, OR
• Population (ZIP): 22,964
• Household income: $51,780
• Rent vs Own: 40.0% rent · 60.0% own
• Severe rent burden: 1323.0

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 12% Two or more races 10% Native American 3% Asian 2%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Lithuanian 4% Slovak 3% Portuguese 2%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 6%

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: ▼ -14.37%
• Current HPI: 372.5418
• Rent YoY: ▲ 3.12%
• 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

-12.5% since first listed

3 events — show timeline

• 2026-04-14 Listed $175,000 MLSCO
• 2026-04-07 Listing Removed — MLSCO
• 2025-10-07 Listed $200,000 MLSCO

Property tax history

+2.9%/yr

Latest (2025): $1,666 · +2.4% YoY. Source: county tax records.