860 S Beaver Lake Rd · Big Lake, AK 99652

$599,900

12 bd · 4.0 ba · 3,600 sqft · MultiFamily · 111 Days on market

Built 2005 Fair condition 0.51 ac lot $167/sqft · 19% above area Est $505k · 19% over ↓ 1% since listing

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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 +29.9/30.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Appreciation +5.0/10.0
• Schools +4.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• ARV discount +0.0/15.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

New Foundation, Septic, Well, W/D, Fridge, DW. Great chance to own a 4-plex at an affordable price. All details below. Seller may owner finance w/ 17.5% down at 7.25% interest rate. Rents starting at $1195. Owner is advertising for 4th or can leave open for owner occupied. Limited Service MLS listing. Seller is managing inquiries, showings, and negotiations independently. Contact Seller dire

Key facts

• 0.51 acre lot
• 8 parking spots
• Built 2005

What this means for you Summary

Snapshot

• This is a 4 × 3-bed/1.0-bath units multifamily listed at $600k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($27k/yr) — positive. Per door: $553/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $600k).
• Recommended offer: $546k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.7% vs local median 3.3% in Big Lake — 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 58/100 on livability (#99 in AK) — a working-class tenant base; expect higher turnover. Strengths: housing A+, crime B; Watch: health & safety C-, employment D, schools D-.
• 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.
• Market conditions: 118 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 $22k of equity ($4k loan paydown + $18k 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.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $168k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($546k) is reasonable based on typical stale-listing flexibility.

Recommended offer $545,909 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.34% ✓
• Cap rate: 10.72%
• Cash-on-cash: 15.81%
• DSCR: 1.70
• GRM: 6.2

CMA / ARV

• ARV (median comp): $505,285
• List price: $599,900
• Delta: 18.73%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 22.3%
• Equity multiple: 2.27×
• Total profit: $213,331
• Equity at exit: $269,741

10-year hold

• IRR: 23.3%
• Equity multiple: 4.35×
• Total profit: $562,173
• Equity at exit: $415,703

Cash invested: $167,972 (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 99652

• Active inventory: 118
• Price-to-rent: 24.8×

Monthly cashflow live

• Estimated rent: $8,049 medium
• Mortgage (P&I): −$3,146
• Tax est. 1.5%: −$750 /mo · $8,998/yr
• Insurance: −$250
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,690
• Net cashflow: $2,213

Break-even live

Break-even rent $5,248

Max offer price $599,900

Occupancy floor 68%

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	3	1	$8,048
Total (4 units)			$8,049

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: $149,975
• Closing costs: $17,997
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-10
   days on market $599,900 Active 111 DOM
2. 2026-06-09
   days on market $599,900 Active 110 DOM
3. 2026-06-08
   days on market $599,900 Active 109 DOM
4. 2026-06-07
   days on market $599,900 Active 108 DOM
5. 2026-06-03
   days on market $599,900 Active 104 DOM
6. 2026-06-02
   days on market $599,900 Active 103 DOM
7. 2026-06-01
   days on market $599,900 Active 102 DOM
8. 2026-05-31
   days on market $599,900 Active 101 DOM
9. 2026-05-30
   days on market $599,900 Active 100 DOM
10. 2026-03-19
    price $599,900 407-char remark

    Show marketing remark (407 chars)

    New Foundation, Septic, Well, W/D, Fridge, DW. Great chance to own a 4-plex at an affordable price. All details below. Seller may owner finance w/ 17.5% down at 7.25% interest rate. Rents starting at $1195. Owner is advertising for 4th or can leave open for owner occupied. Limited Service MLS listing. Seller is managing inquiries, showings, and negotiations independently. Contact Seller dire

11. 2026-02-19
    listed $608,900 Active 407-char remark

    Show marketing remark (407 chars)

    New Foundation, Septic, Well, W/D, Fridge, DW. Great chance to own a 4-plex at an affordable price. All details below. Seller may owner finance w/ 17.5% down at 7.25% interest rate. Rents starting at $1195. Owner is advertising for 4th or can leave open for owner occupied. Limited Service MLS listing. Seller is managing inquiries, showings, and negotiations independently. Contact Seller dire

ⓘ 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: $96,588
• − Mortgage interest: −$33,604
• − Property taxes: −$8,998
• − Insurance: −$3,000
• − Repairs & maintenance: −$7,727
• − Management: −$7,727
• − Depreciation: −$17,452
• Taxable income: $18,081
• Est. tax owed @ 24.0%: −$4,339
• After-tax cash flow: $22,216/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 · 13 photos

Fair 45/100 Moderate rehab

The property is in fair condition with moderate rehabilitation needs, requiring exterior painting and roof inspection. Upgrades in these areas can significantly boost its resale and rental value.

Repairs flagged

• Major Exterior painting — No recent painting, exterior appears weathered
• Major Roof inspection — No recent roof replacement, satellite image shows no recent work

Value-add opportunities

• Resale Exterior painting — Fresh paint can significantly improve curb appeal and home value
• Rental Landscaping — Well-maintained landscaping can attract tenants and increase rental value
• Both HVAC inspection and maintenance — A clean and efficient HVAC system is crucial for both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior painting · No recent painting, exterior appears weathered	Major	$15,000–50,000
Roof inspection · No recent roof replacement, satellite image shows no recent work	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Resale Exterior painting — Fresh paint can significantly improve curb appeal and home value ↑
• Rental Landscaping — Well-maintained landscaping can attract tenants and increase rental value ↑
• Both HVAC inspection and maintenance — A clean and efficient HVAC system is crucial for both resale and rental value ↑

ⓘ 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: 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 — Big Lake

• Score: 58/100
• State rank: #99
• US rank: #20971

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Big Lake, AK
• City population: 4,066
• Population (ZIP): 4,066

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 8% Hispanic / Latino 6% Native American 3%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Serbian 3% Portuguese 3% Lithuanian 3%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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

-1.5% since first listed

2 events — show timeline

• 2026-03-19 Price Changed $599,900 AKMLS
• 2026-02-19 Listed $608,900 AKMLS