1598 N Beaver Lake Rd · Big Lake, AK 99652

$259,000

2 bd · 1.0 ba · 1,008 sqft · Other · 10 Days on market

Built 2025 0.52 ac lot $257/sqft · 20% below area Est $325k · 20% under

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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).

• ARV discount +15.0/15.0
• Cash flow +12.0/30.0
• Appreciation +5.0/10.0
• Schools +4.1/10.0
• DSCR +3.6/10.0
• 1% rule +3.5/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

New construction, affordable home! Convenient layout with LVP flooring, butcher board counter top, and wrap around deck. Lots of lakes, trails wildlife and recreation right outside.

Key facts

• 0.52 acre lot
• Built 2025
• Listed 10 days

Property features AI

Exterior

• Parking: No garage; No carport
• Utilities: Septic tank for sewer; Paved road access; Waterfront property
• Home design: Residential property; Not attached; Faces unspecified; One or more stories (entry level not specified)
• Construction: Wood frame construction; Asphalt roof; Built in 2025
• Exterior features: Private yard; Located in a road service area

Interior

• Kitchen: Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Interior features: Refrigerator included; Bedroom and bathroom on main level; Ceiling fans; CO detector(s); Smoke detector(s)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $259k.

Deal economics

• At list price, monthly cash flow is $-60 ($-718/yr) — negative.
• To cash-flow at today's rent, offer at most $250k (3.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (15.4% below list).
• Recommended offer: $219k (15.4% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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, 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: 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 $10k of equity ($2k loan paydown + $8k 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 $73k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 18y 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 $218,994 (15.4% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.85% ✗
• Cap rate: 6.02%
• Cash-on-cash: -0.99%
• DSCR: 0.96
• GRM: 9.9

CMA / ARV

• ARV (median comp): $325,338
• List price: $259,000
• Delta: -20.39%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 6.6%
• Equity multiple: 1.38×
• Total profit: $27,422
• Equity at exit: $116,458

10-year hold

• IRR: 9.4%
• Equity multiple: 2.42×
• Total profit: $103,048
• Equity at exit: $179,475

Cash invested: $72,520 (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 99652

• Active inventory: 118
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,190 medium
• Mortgage (P&I): −$1,358
• Tax est. 1.5%: −$324 /mo · $3,885/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $-60

Break-even live

Break-even rent $2,266

Max offer price $250,341

Occupancy floor 98%

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-18
   status Pending 182-char remark
2. 2026-05-08
   listed $259,000 Active 182-char remark
3. 2021-04-15
   soldstatus
4. 2021-02-20
   price $18,400
5. 2021-01-27
   listed $19,900 Active
6. 2019-12-10
   soldstatus
7. 2019-06-27
   listed $11,990
8. 2018-03-01
   listed $15,000
9. 2014-10-15
   soldstatus
10. 2012-03-26
    listed $10,000
11. 2008-06-19
    listed $20,000

ⓘ 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: $26,279
• − Mortgage interest: −$14,508
• − Property taxes: −$3,885
• − Insurance: −$1,295
• − Repairs & maintenance: −$2,102
• − Management: −$2,102
• − Depreciation: −$7,535
• Taxable loss: −$5,148
• Est. tax savings @ 24.0%: +$1,236
• After-tax cash flow: $517/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 — 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

+1195.0% since first listed

11 events — show timeline

• 2026-05-18 Pending — AKMLS
• 2026-05-08 Listed $259,000 AKMLS
• 2021-04-15 Sold (Public Records) — Public Records
• 2021-02-20 Price Changed $18,400 AKMLS
• 2021-01-27 Listed $19,900 AKMLS
• 2019-12-10 Sold (Public Records) — Public Records
• 2019-06-27 Listed $11,990 AKMLS
• 2018-03-01 Listed $15,000 AKMLS
• 2014-10-15 Sold (Public Records) — Public Records
• 2012-03-26 Listed $10,000 AKMLS
• 2008-06-19 Listed $20,000 AKMLS

Property tax history

-0.4%/yr

Latest (2025): $97 · -0.6% YoY. Source: county tax records.