100 Buren Rd · Ketchikan, AK 99901

$159,000

3 bd · 2.0 ba · 1,680 sqft · Manufactured public records · 24 Days on market

Built 1973

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious & amp; Private 5-Bedroom Mobile Home in Channel View Mobile Home Park. Take advantage of this large 5-bedroom, 2-bathroom mobile home ideally located within city limits. Situated at the end of a quiet section of the park, this home offers exceptional privacy with minimal neighboring traffic. Inside, you & acirc; & euro; & trade; ll find a well-designed layout featuring a mud room, dedicated laundry room, and a kitchen equipped with a dishwasher, making everyday living functional and comfortable. The home also includes a large exterior shop/storage space, perfect for tools, hobbies, or additional storage needs. Enjoy outdoor living with a covered front porch entry th

Key facts

• Covered front porch
• Large exterior shop
• Exceptional privacy

Tags

• EXCEPTIONAL PRIVACY
• DEDICATED LAUNDRY ROOM
• COVERED FRONT PORCH
• LARGE EXTERIOR SHOP

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $159k.

Deal economics

• At list price, monthly cash flow is $955 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $159k).
• Recommended offer: $157k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.5% vs local median 3.7% in Ketchikan — 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 76/100 on livability (#12 in AK, #3,743 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: crime D+, amenities F.
• Market conditions: 97 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 73 units permitted in Ketchikan Gateway Borough in 2024 (14 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.
• Ketchikan Gateway County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($157k) is reasonable based on typical stale-listing flexibility.

Recommended offer $156,615 (1.5% below list)

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is D 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?
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: 1.64% ✓
• Cap rate: 13.50%
• Cash-on-cash: 25.75%
• DSCR: 2.15
• GRM: 5.1

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: 19.4%
• Equity multiple: 1.79×
• Total profit: $35,111
• Equity at exit: $23,707

10-year hold

• IRR: 27.7%
• Equity multiple: 3.45×
• Total profit: $109,070
• Equity at exit: $13,747

Cash invested: $44,520 (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 99901

• Home prices YoY: -33.4%
• Active inventory: 97
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $2,600 medium
• Mortgage (P&I): −$834
• Tax est. 1.5%: −$199 /mo · $2,385/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$546
• Net cashflow: $955

Break-even live

Break-even rent $1,391

Max offer price $159,000

Occupancy floor 58%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1400 Water St Ketchikan, AK	2.0	2.0	1180	$2,600	$2.20	43d	1	1.41mi

Listing history 16 events

1. 2026-06-19
   days on market $159,000 Active 24 DOM
2. 2026-06-18
   days on market $159,000 Active 23 DOM
3. 2026-06-17
   days on market $159,000 Active 22 DOM
4. 2026-06-16
   days on market $159,000 Active 21 DOM
5. 2026-06-15
   days on market $159,000 Active 20 DOM
6. 2026-06-14
   days on market $159,000 Active 18 DOM
7. 2026-06-12
   days on market $159,000 Active 17 DOM
8. 2026-06-09
   days on market $159,000 Active 14 DOM
9. 2026-06-08
   days on market $159,000 Active 13 DOM
10. 2026-06-07
    days on market $159,000 Active 12 DOM
11. 2026-06-04
    days on market $159,000 Active 8 DOM
12. 2026-06-02
    days on market $159,000 Active 7 DOM
13. 2026-06-01
    days on market $159,000 Active 6 DOM
14. 2026-05-31
    days on market $159,000 Active 5 DOM
15. 2026-05-31
    days on market $159,000 Active 4 DOM
16. 2026-05-26
    listed $159,000 Active

ⓘ 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: $31,200
• − Mortgage interest: −$8,906
• − Property taxes: −$2,385
• − Insurance: −$795
• − Repairs & maintenance: −$2,496
• − Management: −$2,496
• − Depreciation: −$4,625
• Taxable income: $9,496
• Est. tax owed @ 24.0%: −$2,279
• After-tax cash flow: $9,183/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)

No district data.

Livability — Ketchikan

• Score: 76/100
• State rank: #12
• US rank: #3743

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ketchikan, AK
• Population (ZIP): 13,875

Population outlook (Ketchikan Gateway County) Hauer SSP2

• Today (2025): 14,287 people
• By 2030: 14,487 · +1.4%
• By 2040: 14,750 · +3.2%
• By 2050: 14,908 · +4.3%
• By 2075: 15,319 · +7.2%
• By 2100: 15,204 · +6.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 61% Native American 13% Two or more races 13% Asian 9% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Portuguese 5% Slovak 4% Italian 2%
• Foreign-born: 9% · Canada
• Languages at home: 89% English-only · Tagalog/Filipino 7% Spanish 2% Other Indo-European 1%

Political lean MEDSL · Ketchikan Gateway

• 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: ▼ -95.31%
• Current HPI: 190.039
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-26 Listed $159,000 FSBO.com

Property tax history

-1.0%/yr

Latest (2025): $289 · +2.9% YoY. Source: county tax records.