1387 N Husk Cir · Houston, AK 99694

$199,000

2 bd · 2.0 ba · 1,644 sqft · SingleFamily · 36 Days on market

Built 1950 1.83 ac lot $121/sqft · 42% below area Est $345k · 42% under

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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 +6.4/30.0
• Appreciation +5.0/10.0
• Schools +4.1/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +0.7/10.0

Listing remarks

''Come love me, I need attention!'' Fantastic opportunity to restore this historic log home to your liking in brand new subdivided neighborhood. Spacious 1.83 acre corner lot, zoned for SFR & multi-family up to 4 units. Home features 2bd/1.75ba w/ woodstove & oil monitor plus flex office space. Natural gas at street, just need a service line installed - BTV. A deal at this price won't last!

Key facts

• 1.83 acre lot
• Garage
• Built 1950

Property features AI

Exterior

• Parking: 1-car carport; No garage
• Utilities: Septic tank
• Home design: Residential property; Not attached to another unit
• Construction: Built in 1950; Wood frame construction; Other foundation; Metal roof
• Exterior features: Private yard; Located in city limits; Road service area; Fire service area

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet
• Bathrooms: 2 total baths (1 full bath, 1 three-quarter bath)
• Heating & cooling: Wood stove
• Interior features: Dishwasher; Refrigerator; Arctic entry; CO detector(s); Electric (interior service); Smoke detector(s); Wood stove
• Laundry & utility: Arctic entry (mudroom/utility entry)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $-345 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $149k (25.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $130k (34.5% below list).
• Recommended offer: $130k (34.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#123 in AK) — a working-class tenant base; expect higher turnover. Strengths: housing A+, cost of living A-; Watch: health & safety C-, employment D, amenities F.
• Matanuska-Susitna Borough School District (town): math 42% / reading 50% proficiency, ranked #5 of 21 in AK (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Big Lake Elementary (math 37% / reading 32%, grade F, #93 of 156 statewide, top 66%, 382 students, 74% FRL); Houston Middle School (329 students, 0% FRL); Houston High School (math 22% / reading 31%, grade F, #41 of 61 statewide, top 67%, 358 students, 57% FRL).
• Zoned-school proficiency averages 30% at this address vs 46% district-wide (-16 pts) — the specific schools serving this property underperform the Matanuska-Susitna Borough School District average; the district grade overstates school quality for this exact location.
• Market conditions: 47 active listings in the ZIP; 91 units permitted in Matanuska-Susitna Borough in 2024 (25 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (3.0% local appreciation)).
• Matanuska-Susitna County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 5, 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 36 days — a 3% lower offer ($193k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $130,384 (34.5% 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 36 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.66% ✗
• Cap rate: 4.21%
• Cash-on-cash: -7.43%
• DSCR: 0.67
• GRM: 12.7

CMA / ARV

• ARV (median comp): $345,141
• List price: $199,000
• Delta: -42.34%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1255 N Pepper St	0.19mi	3/1.0 (+1)	1,440 (-12%)	2mo	$319,500	$222	59
2126 N Skye Cir #33	0.74mi	3/2.0 (+1)	1,704 (+4%)	1mo	$499,000	$293	53

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.6%
• Equity multiple: 1.04×
• Total profit: $2,006
• Equity at exit: $89,479

10-year hold

• IRR: 4.4%
• Equity multiple: 1.68×
• Total profit: $38,012
• Equity at exit: $137,898

Cash invested: $55,720 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 80 Strongly Landlord-Friendly
• State Alaska: 80 Strongly Landlord-Friendly · R+8
• County: — inherits STATE
• City: — inherits STATE

30-day notice; security deposits capped; courts moderate-paced.

Methodology + full state rankings →

ZIP-level market 99694

• Active inventory: 47
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $1,304 medium
• Mortgage (P&I): −$1,044
• Tax est. 1.5%: −$249 /mo · $2,985/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $-345

Break-even live

Break-even rent $1,741

Max offer price $149,049

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $199,000 Active 36 DOM
2. 2026-06-17
   days on market $199,000 Active 35 DOM
3. 2026-06-16
   days on market $199,000 Active 34 DOM
4. 2026-06-15
   days on market $199,000 Active 33 DOM
5. 2026-06-14
   days on market $199,000 Active 31 DOM
6. 2026-06-13
   days on market $199,000 Active 30 DOM
7. 2026-06-10
   days on market $199,000 Active 28 DOM
8. 2026-06-09
   days on market $199,000 Active 27 DOM
9. 2026-06-08
   days on market $199,000 Active 26 DOM
10. 2026-06-07
    days on market $199,000 Active 25 DOM
11. 2026-06-03
    days on market $199,000 Active 21 DOM
12. 2026-06-02
    days on market $199,000 Active 20 DOM
13. 2026-06-01
    days on market $199,000 Active 19 DOM
14. 2026-05-31
    days on market $199,000 Active 18 DOM
15. 2026-05-30
    days on market $199,000 Active 17 DOM
16. 2026-05-13
    listed $199,000 Active 401-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🫁 Air quality 1/10 Low

Taxation est. · year 1

• Rental income: $15,646
• − Mortgage interest: −$11,147
• − Property taxes: −$2,985
• − Insurance: −$995
• − Repairs & maintenance: −$1,252
• − Management: −$1,252
• − Depreciation: −$5,789
• Taxable loss: −$7,773
• Est. tax savings @ 24.0%: +$1,866
• After-tax cash flow: $-2,277/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: Matanuska-Susitna Borough School District
• NCES district ID: 0200510
• Math proficiency: 42% ▲ 1.00%
• Reading proficiency: 50% ▲ 5.00%
• Median HH income: $70,325
• Composite: 41.38/100
• National rank: #3484
• State rank: #5 of 21 in AK

Livability — Houston

• Score: 56/100
• State rank: #123
• US rank: #22620

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Houston, AK
• City population: 1,406
• Population (ZIP): 1,406

Population outlook (Matanuska-Susitna County) Hauer SSP2

• Today (2025): 126,730 people
• By 2030: 139,641 · +10.2%
• By 2040: 165,122 · +30.3%
• By 2050: 189,697 · +49.7%
• By 2075: 249,959 · +97.2%
• By 2100: 288,077 · +127.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Two or more races 13% Hispanic / Latino 4% Native American 3%
• Common ancestry: Slovak 7% Lithuanian 4% Portuguese 4%
• Foreign-born: 2%
• Languages at home: 95% English-only · German/W. Germanic 2% Spanish 2% Tagalog/Filipino 1%

Political lean MEDSL · Matanuska-Susitna

• 2016 margin: R (+15.2) · D 37.7% · R 52.9% · Other 9.4%
• All cycles: 2016: R+15.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-13 Listed $199,000 AKMLS