L17B8 Wontorski Way · Tok, AK 99780

$79,900

1 bd · None ba · 400 sqft · SingleFamily · 45 Days on market

Built 2011 Good condition 5.00 ac lot ↓ 32% since listing

---

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 +18.7/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 1% rule +5.0/10.0
• Appreciation +5.0/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

Charming log cabin built in 2011 on 5 acres of pristine, untouched land just 10 minutes from Tok. Property features a 140-foot well and septic system already in place. Currently off-grid, with power available on the neighboring lot. Cabin offers an open floor plan with a framed-in, unfinished bathroom--ready for your finishing touches. With some additional land clearing, the property has the... Charming log cabin built in 2011 on 5 acres of pristine, untouched land just 10 minutes from Tok. Property features a 140-foot well and septic system already in place. Currently off-grid, with power available on the neighboring lot. Cabin offers an open floor plan with a framed-in, unfinished bathroom--ready for your finishing touches. With some additional land clearing, the property has the potential for mountain views. Enjoy privacy, space, and the benefits of no property taxes. Owner may consider owner financing depending on terms.

Key facts

• Unfinished bathroom
• Open floor plan
• Off-grid

Tags

• 5 ACRES
• 140-FOOT WELL
• SEPTIC SYSTEM
• OFF-GRID
• OPEN FLOOR PLAN
• UNFINISHED BATHROOM

What this means for you Summary

Snapshot

• This is a 1-bed/?-bath single-family listed at $80k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $79 ($952/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($799 rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#47 in AK) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, crime B; Watch: schools F, amenities F, commute F.
• Alaska Gateway School District (rural): math 10% / reading 10% proficiency, ranked #43 of 53 in AK (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 43 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($552 loan paydown + $2k appreciation (3.0% local appreciation)).
• Southeast Fairbanks 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 $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago 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.

Recommended offer $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.00% ✓
• Cap rate: 7.48%
• Cash-on-cash: 4.26%
• DSCR: 1.19
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 11.5%
• Equity multiple: 1.66×
• Total profit: $14,691
• Equity at exit: $35,926

10-year hold

• IRR: 13.6%
• Equity multiple: 3.02×
• Total profit: $45,245
• Equity at exit: $55,367

Cash invested: $22,372 (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 99780

• Active inventory: 43
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $799 medium
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$168
• Net cashflow: $79

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 85%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-04-06
   listed $79,900 Active 940-char remark

   Show marketing remark (940 chars)

   Charming log cabin built in 2011 on 5 acres of pristine, untouched land just 10 minutes from Tok. Property features a 140-foot well and septic system already in place. Currently off-grid, with power available on the neighboring lot. Cabin offers an open floor plan with a framed-in, unfinished bathroom--ready for your finishing touches. With some additional land clearing, the property has the... Charming log cabin built in 2011 on 5 acres of pristine, untouched land just 10 minutes from Tok. Property features a 140-foot well and septic system already in place. Currently off-grid, with power available on the neighboring lot. Cabin offers an open floor plan with a framed-in, unfinished bathroom--ready for your finishing touches. With some additional land clearing, the property has the potential for mountain views. Enjoy privacy, space, and the benefits of no property taxes. Owner may consider owner financing depending on terms.

2. 2025-08-22
   price $89,000
3. 2025-07-09
   status Active
4. 2025-07-07
   status Pending
5. 2025-07-01
   price $99,000
6. 2024-10-11
   listed $117,000 Active

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

Taxation est. · year 1

• Rental income: $9,593
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$767
• − Management: −$767
• − Depreciation: −$2,324
• Taxable loss: −$340
• Est. tax savings @ 24.0%: +$82
• After-tax cash flow: $1,034/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

A charming log cabin built in 2011 with an unfinished bathroom and natural surroundings, ready for finishing touches and landscaping.

Repairs flagged

• Minor Unfinished bathroom — Ready for finishing touches
• Minor Landscaping — Natural surroundings

Value-add opportunities

• Both Finish the bathroom — Improves both resale and rental value
• Both Landscaping — Enhances curb appeal and natural surroundings

Renovation cost estimate screening

Repair item	Severity	Est. cost
Unfinished bathroom · Ready for finishing touches	Minor	$500–3,000
Landscaping · Natural surroundings	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Finish the bathroom — Improves both resale and rental value ↑
• Both Landscaping — Enhances curb appeal and natural surroundings ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Alaska Gateway School District
• NCES district ID: 0200050
• Math proficiency: 10% ▬ 0.00%
• Reading proficiency: 10% ▼ -5.00%
• Median HH income: $44,303
• Composite: 12.73/100
• National rank: #14548
• State rank: #43 of 53 in AK

Livability — Tok

• Score: 63/100
• State rank: #47
• US rank: #15385

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tok, AK
• Population (ZIP): 1,790

Population outlook (Southeast Fairbanks County) Hauer SSP2

• Today (2025): 6,279 people
• By 2030: 6,022 · -4.1%
• By 2040: 5,658 · -9.9%
• By 2050: 5,521 · -12.1%
• By 2075: 5,938 · -5.4%
• By 2100: 6,752 · +7.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 60% Native American 25% Two or more races 9% Hispanic / Latino 4% Asian 3%
• Common ancestry: Serbian 7% Lithuanian 4% Slovak 4%
• Foreign-born: 4% · Canada
• Languages at home: 90% English-only · Russian/Polish/Slavic 1% Other Asian/Pacific 1% Tagalog/Filipino 1%

Political lean MEDSL · Southeast Fairbanks

• 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

-31.7% since first listed

6 events — show timeline

• 2026-04-06 Listed $79,900 AKMLS
• 2025-08-22 Price Changed $89,000 AKMLS
• 2025-07-09 Relisted — AKMLS
• 2025-07-07 Pending — AKMLS
• 2025-07-01 Price Changed $99,000 AKMLS
• 2024-10-11 Listed $117,000 AKMLS