1963 Parham-mccormik Rd · Badger, AK 99705

$391,500

4 bd · 2.0 ba · 1,628 sqft · MultiFamily public records · 12 Days on market

Built 1985 1.41 ac lot

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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).

• Cash flow +19.8/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +4.8/10.0
• Rent growth +3.8/5.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks MLS

Well-maintained duplex on a private wooded lot in North Pole! This income-producing property features two separate 2-bedroom, 1-bath units with updated flooring, refreshed kitchens, and modernized bathrooms. The upper unit offers deck access overlooking the forest, while the lower unit features updated finishes throughout. Attached two-car garage, ample parking, and a large private yard surrounded by mature spruce and birch trees. Conveniently located near North Pole amenities, schools, and Eielson AFB. Currently tenant occupied, making this an excellent investment opportunity or future owner-occupant property. A rare combination of privacy, flexibility, and rental income potential.

Key facts

• Refreshed kitchens
• Large private yard
• Deck access

Tags

• PRIVATE WOODED LOT
• UPDATED FLOORING
• REFRESHED KITCHENS
• MODERNIZED BATHROOMS
• DECK ACCESS
• LARGE PRIVATE YARD

Property features AI

Finance

• Other: Zoned General Use District - 1

Exterior

• Parking: Attached 2-car garage with garage door opener; Total 2 parking spaces
• Security: Smoke detectors
• Utilities: Private well water; Cable available
• Home design: Duplex (Residential income property)
• Exterior features: Shingle roof; Gravel road access; 1.4-acre lot

Interior

• Kitchen: Dishwasher; Range / Oven; Microwave; Refrigerator
• Heating & cooling: Oil baseboard heating
• Interior features: Vaulted ceilings; Finished basement
• Laundry & utility: Washer; Dryer; Water softener

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $392k.

Deal economics

• At list price, monthly cash flow is $467 ($6k/yr) — positive. Per door: $234/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $382k (2.3% below list).
• Recommended offer: $382k (2.3% below list) — sets the bar for 1% rule.
• Cap rate 7.7% vs local median 4.9% in Badger — 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 63/100 on livability (#49 in AK) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: cost of living C-, crime F, amenities F.
• Fairbanks North Star Borough School District (urban): math 33% / reading 45% proficiency, ranked #10 of 21 in AK (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: North Pole Elementary (math 32% / reading 37%, grade F, #93 of 156 statewide, top 66%, 347 students, 37% FRL); North Pole Middle School (math 25% / reading 45%, grade F, #21 of 36 statewide, top 57%, 531 students, 39% FRL); North Pole High School (math 32% / reading 32%, grade F, #33 of 61 statewide, top 57%, 617 students, 29% FRL).
• Market conditions: Rents rising fast (+5.1%/yr); 248 active listings in the ZIP; solid renter incomes; 1 units permitted in Fairbanks North Star Borough in 2024 (0 in 5+ unit buildings).
• At $3,825/mo this rent would consume 47% of the median local household income ($97k/yr) (locally 237% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• Fairbanks North Star County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 5y 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 $382,500 (2.3% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is F 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?
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 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: 0.98% ✗
• Cap rate: 7.73%
• Cash-on-cash: 5.12%
• DSCR: 1.23
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.08% rent growth · sell at horizon

5-year hold

• IRR: -6.2%
• Equity multiple: 0.77×
• Total profit: $-25,542
• Equity at exit: $58,374

10-year hold

• IRR: 5.7%
• Equity multiple: 1.46×
• Total profit: $50,925
• Equity at exit: $33,850

Cash invested: $109,620 (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 99705

• Home prices YoY: -21.2%
• Rents YoY: 5.1%
• Active inventory: 248
• Price-to-rent: 17.1×

Monthly cashflow live

• Estimated rent: $3,825 medium
• Mortgage (P&I): −$2,053
• Tax from tax record: −$338 /mo · $4,059/yr
• Insurance: −$163
• HOA: −$0
• Vacancy / Maint / Mgmt: −$803
• Net cashflow: $467

Break-even live

Break-even rent $3,233

Max offer price $391,500

Occupancy floor 83%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,824
Total (2 units)			$3,825

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: $97,875
• Closing costs: $11,745
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-19
   days on market $391,500 Active 12 DOM
2. 2026-06-18
   days on market $391,500 Active 11 DOM
3. 2026-06-17
   days on market $391,500 Active 10 DOM
4. 2026-06-16
   days on market $391,500 Active 9 DOM
5. 2026-06-15
   days on market $391,500 Active 8 DOM
6. 2026-06-14
   days on market $391,500 Active 6 DOM
7. 2026-06-13
   days on market $391,500 Active 5 DOM
8. 2026-06-10
   days on market $391,500 Active 3 DOM
9. 2026-06-09
   days on market $391,500 Active 2 DOM
10. 2026-06-08
    remarks 687-char remark

    Show marketing remark (691 chars)

    Well-maintained duplex on a private wooded lot in North Pole! This income-producing property features two separate 2-bedroom, 1-bath units with updated flooring, refreshed kitchens, and modernized bathrooms. The upper unit offers deck access overlooking the forest, while the lower unit features updated finishes throughout. Attached two-car garage, ample parking, and a large private yard surrounded by mature spruce and birch trees. Conveniently located near North Pole amenities, schools, and Eielson AFB. Currently tenant occupied, making this an excellent investment opportunity or future owner-occupant property. A rare combination of privacy, flexibility, and rental income potential.

11. 2026-06-08
    listed $391,500 Active 1 DOM

    Show marketing remark (691 chars)

    Well-maintained duplex on a private wooded lot in North Pole! This income-producing property features two separate 2-bedroom, 1-bath units with updated flooring, refreshed kitchens, and modernized bathrooms. The upper unit offers deck access overlooking the forest, while the lower unit features updated finishes throughout. Attached two-car garage, ample parking, and a large private yard surrounded by mature spruce and birch trees. Conveniently located near North Pole amenities, schools, and Eielson AFB. Currently tenant occupied, making this an excellent investment opportunity or future owner-occupant property. A rare combination of privacy, flexibility, and rental income potential.

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

Tax reassessment forecast AK · Partial reset (capped growth)

• Current annual tax: $4,059 · $338/mo
• Projected year-2 tax: $4,359 · $363/mo
• Expected delta: +$300/yr (+$25/mo · 7.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🫁 Air quality 1/10 Low

Taxation est. · year 1

• Rental income: $45,900
• − Mortgage interest: −$21,930
• − Property taxes: −$4,059
• − Insurance: −$1,958
• − Repairs & maintenance: −$3,672
• − Management: −$3,672
• − Depreciation: −$11,389
• Taxable loss: −$780
• Est. tax savings @ 24.0%: +$187
• After-tax cash flow: $5,795/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: Fairbanks North Star Borough School District
• NCES district ID: 0200600
• Math proficiency: 33% ▼ -6.00%
• Reading proficiency: 45% ▲ 3.00%
• Median HH income: $69,697
• Composite: 35.5/100
• National rank: #4915
• State rank: #10 of 21 in AK

Livability — Badger

• Score: 63/100
• State rank: #49
• US rank: #15681

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Badger, AK
• County: Fairbanks North Star Borough · 69,381 people
• City population: 22,281
• Metro: Fairbanks, AK
• Population (ZIP): 21,769
• Household income: $96,964
• Rent vs Own: 23.1% rent · 76.9% own
• Severe rent burden: 237.0

Population outlook (Fairbanks North Star County) Hauer SSP2

• Today (2025): 101,607 people
• By 2030: 102,796 · +1.2%
• By 2040: 104,748 · +3.1%
• By 2050: 107,598 · +5.9%
• By 2075: 118,829 · +16.9%
• By 2100: 127,151 · +25.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Two or more races 12% Hispanic / Latino 7% Native American 4% Black 1% Asian 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Italian 4% Portuguese 3% Scottish 3%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 93% English-only · French/Haitian/Cajun 1% Spanish 1% Tagalog/Filipino 1%

Political lean MEDSL · Fairbanks North Star

• 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: ▼ -42.32%
• Current HPI: 157.102
• Rent YoY: ▲ 5.08%
• Metro: Fairbanks, AK
• State GDP YoY: —
• F500 in state: 0

Price history

+66.6% since first listed

13 events — show timeline

• 2026-06-08 Listed $391,500 GFBR
• 2026-06-08 Listed $391,500 GFBR
• 2023-09-15 Rental Removed $1,800 APPFOLIO
• 2023-09-10 Listed for Rent $1,800 APPFOLIO
• 2023-09-06 Rental Removed $1,800 APPFOLIO
• 2023-09-05 Listed for Rent $1,800 APPFOLIO
• 2023-03-04 Sold (MLS) — GFBR
• 2023-03-02 Sold (Public Records) — Public Records
• 2022-11-25 Listed $310,000 GFBR
• 2021-08-02 Sold (Public Records) — Public Records
• 2021-08-02 Sold (MLS) — GFBR
• 2021-03-10 Listed $225,000 GFBR
• 2021-03-09 Listed $235,000 AKMLS

Property tax history

+4.3%/yr

Latest (2025): $4,059 · +5.4% YoY. Source: county tax records.