L12 Chilkat LK Legal Address Only Ave · Klukwan, AK 99824

$159,900

3 bd · 2.0 ba · 2,096 sqft · SingleFamily · 214 Days on market

Built 1990 Fair condition 4.90 ac lot

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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 +29.8/30.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• Schools +3.1/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Remote house located on Birch Island in Chilkat Lake, set on 4.9 acres accessible only by jet boat, floatplane, or snowmachine in winter. There are no roads in this area, only turquoise glacier-fed waters, sweeping 360° mountain vistas, and the occasional sounds of eagles and loons. At the center of the property lies a two-story home that requires repairs and TLC but holds potential. Inside, you will discover living areas on both floors and a 3-bedroom layout with a pantry that could serve as a fourth bedroom. The home also features a wood stove, a covered porch, and an open deck overlooking the lake. Almost every window offers stunning views of the water and surrounding mountains. The property includes two outbuildings—a 400 sq ft shop and a 168 sq ft storage shed—providing valuable workspace and storage for gear. It is zoned General Residential within the Haines Borough and has surveyed boundaries. The cabin operates entirely off-grid, relying on an existing generator system that requires repairs or upgrades. This setup is well-suited for self-sufficient buyers looking for a fishing base and an opportunity to engage in the outdoor adventures that Alaska has to offer.

Key facts

• Covered porch
• Open deck
• Wood stove

Tags

• 4.9 ACRES
• TURQUOISE GLACIER-FED WATERS
• 360 MOUNTAIN VISTAS
• WOOD STOVE
• COVERED PORCH
• OPEN DECK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $586 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#148 in AK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: health & safety C-, schools D+, amenities F.
• Chatham School District (rural): math 30% / reading 35% proficiency, ranked #25 of 53 in AK (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 18 active listings in the ZIP; 2 units permitted in Hoonah-Angoon Census Area in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($1k loan paydown + $4k appreciation (2.6% local appreciation)).
• At projected returns (2.6% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 214 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.

Recommended offer $140,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 214 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.34% ✓
• Cap rate: 10.69%
• Cash-on-cash: 15.70%
• DSCR: 1.70
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.59% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.3%
• Equity multiple: 2.19×
• Total profit: $53,135
• Equity at exit: $68,209

10-year hold

• IRR: 22.8%
• Equity multiple: 4.16×
• Total profit: $141,324
• Equity at exit: $102,335

Cash invested: $44,772 (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 99824

• Home prices YoY: 1.9%
• Active inventory: 18
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,140 medium
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,398/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $586

Break-even live

Break-even rent $1,399

Max offer price $159,900

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $159,900 Active 214 DOM
2. 2026-06-18
   days on market $159,900 Active 213 DOM
3. 2026-06-17
   days on market $159,900 Active 212 DOM
4. 2026-06-16
   days on market $159,900 Active 211 DOM
5. 2026-06-15
   days on market $159,900 Active 210 DOM
6. 2026-06-14
   days on market $159,900 Active 208 DOM
7. 2026-06-12
   days on market $159,900 Active 207 DOM
8. 2026-06-09
   days on market $159,900 Active 204 DOM
9. 2026-06-08
   days on market $159,900 Active 203 DOM
10. 2026-06-07
    days on market $159,900 Active 202 DOM
11. 2026-06-05
    days on market $159,900 Active 199 DOM
12. 2026-06-02
    days on market $159,900 Active 197 DOM
13. 2026-06-01
    price $159,900 Active 196 DOM
14. 2026-06-01
    days on market $185,000 Active 196 DOM
15. 2026-05-31
    days on market $185,000 Active 195 DOM
16. 2026-05-31
    days on market $185,000 Active 194 DOM
17. 2025-11-17
    listed $185,000 Active 1203-char remark

    Show marketing remark (1203 chars)

    Remote house located on Birch Island in Chilkat Lake, set on 4.9 acres accessible only by jet boat, floatplane, or snowmachine in winter. There are no roads in this area, only turquoise glacier-fed waters, sweeping 360° mountain vistas, and the occasional sounds of eagles and loons. At the center of the property lies a two-story home that requires repairs and TLC but holds potential. Inside, you will discover living areas on both floors and a 3-bedroom layout with a pantry that could serve as a fourth bedroom. The home also features a wood stove, a covered porch, and an open deck overlooking the lake. Almost every window offers stunning views of the water and surrounding mountains. The property includes two outbuildings—a 400 sq ft shop and a 168 sq ft storage shed—providing valuable workspace and storage for gear. It is zoned General Residential within the Haines Borough and has surveyed boundaries. The cabin operates entirely off-grid, relying on an existing generator system that requires repairs or upgrades. This setup is well-suited for self-sufficient buyers looking for a fishing base and an opportunity to engage in the outdoor adventures that Alaska has to offer.

ⓘ 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 0% chance over 30 yrs
• 🫁 Air quality 1/10 Low

Taxation est. · year 1

• Rental income: $25,683
• − Mortgage interest: −$8,957
• − Property taxes: −$2,398
• − Insurance: −$800
• − Repairs & maintenance: −$2,055
• − Management: −$2,055
• − Depreciation: −$4,652
• Taxable income: $4,767
• Est. tax owed @ 24.0%: −$1,144
• After-tax cash flow: $5,885/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

This property requires significant repairs and maintenance, but holds potential for a substantial increase in value with targeted renovations.

Repairs flagged

• Major siding — Significant damage
• Major roof — Damaged shingles
• Major flooring — Worn carpet
• Major interior walls — Peeling paint

Value-add opportunities

• Both painting and repainting — Enhances curb appeal and interior aesthetics
• Both new flooring — Improves comfort and durability
• Both roof repair — Ensures structural integrity and protects from weather

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Significant damage	Major	$15,000–50,000
roof · Damaged shingles	Major	$15,000–50,000
flooring · Worn carpet	Major	$15,000–50,000
interior walls · Peeling paint	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both painting and repainting — Enhances curb appeal and interior aesthetics ↑
• Both new flooring — Improves comfort and durability ↑
• Both roof repair — Ensures structural integrity and protects from weather ↑

ⓘ 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: Chatham School District
• NCES district ID: 0200730
• Math proficiency: 30% ▬ 0.00%
• Reading proficiency: 35% ▼ -5.00%
• Median HH income: $49,180
• Composite: 30.92/100
• National rank: #11347
• State rank: #25 of 53 in AK

Livability — Klukwan

• Score: 55/100
• State rank: #148
• US rank: #23638

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Klukwan, AK
• Population (ZIP): 2,163

Population outlook (Hoonah-Angoon County) Hauer SSP2

• By 2040: 2,210

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 65% Two or more races 17% Native American 10% Hispanic / Latino 9% Asian 4%
• Hispanic origin (detail): Mexican 4% Cuban 2%
• Common ancestry: Italian 5% Portuguese 4% Slovak 4%
• Foreign-born: 7% · Canada
• Languages at home: 88% English-only · Spanish 6% Tagalog/Filipino 3% Other Asian/Pacific 1%

Political lean MEDSL · Hoonah-Angoon

• 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: ▲ 2.59%
• Current HPI: 134.9999
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2025-11-17 Listed $185,000 SEABR