2432 Burtis Ave · Badger, AK 99705

$117,000

2 bd · 1.0 ba · 768 sqft · SingleFamily public records · 59 Days on market

Built 1976 5,000 sqft lot $152/sqft · 44% below area

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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
• 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

Listing remarks MLS

This listing offers 2 properties for an investment or live in one and rent the other to offset the payment. 2430 Burtis and 2432 Burtis have good rental history. They share water/sewer systems and present a great opportunity for the right buyer.

Key facts

• 5,000 sq ft lot
• Built 1976
• Listed 58 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $117k.

Deal economics

• At list price, monthly cash flow is $920 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $117k).
• Recommended offer: $113k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.7% 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-, schools D, crime 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.
• Market conditions: Rents rising fast (+5.1%/yr); 248 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 1 units permitted in Fairbanks North Star Borough in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $809 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 5.1% rent growth), your $33k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 3y ago; this cycle's ask has dropped $8k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $113,490 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 1.81% ✓
• Cap rate: 15.73%
• Cash-on-cash: 33.70%
• DSCR: 2.50
• GRM: 4.6

CMA / ARV

• ARV (median comp): $316,008
• List price: $117,000
• Delta: -62.98%
• Verdict: UNDERPRICED
• Comps: 20 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 31.3%
• Equity multiple: 2.35×
• Total profit: $44,161
• Equity at exit: $17,445

10-year hold

• IRR: 39.5%
• Equity multiple: 5.07×
• Total profit: $133,252
• Equity at exit: $10,116

Cash invested: $32,760 (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: 4.6×

Monthly cashflow live

• Estimated rent: $2,115 medium
• Mortgage (P&I): −$614
• Tax from tax record: −$89 /mo · $1,064/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $920

Break-even live

Break-even rent $951

Max offer price $117,000

Occupancy floor 52%

Sensitivity live

Price	-10% $986	-5% $953	+0% $920	+5% $887	+10% $854
Rent	-10% $753	-5% $837	+0% $920	+5% $1,004	+10% $1,087
Rate	-1.0pp $979	-0.5pp $950	base $920	+0.5pp $890	+1.0pp $859

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: $29,250
• Closing costs: $3,510
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2066 Jackson St Unit 1 North Pole, AK	2.0	1.0	800	$3,000	$3.75	44d	1	1.50mi

Listing history 36 events

1. 2026-06-19
   days on market $117,000 Active 59 DOM
2. 2026-06-18
   price $117,000 Active 58 DOM
3. 2026-06-18
   days on market $118,000 Active 58 DOM
4. 2026-06-17
   days on market $118,000 Active 57 DOM
5. 2026-06-16
   days on market $118,000 Active 56 DOM
6. 2026-06-15
   price $118,000 Active 55 DOM
7. 2026-06-15
   days on market $119,900 Active 55 DOM
8. 2026-06-14
   days on market $119,900 Active 53 DOM
9. 2026-06-13
   days on market $119,900 Active 52 DOM
10. 2026-06-10
    days on market $119,900 Active 50 DOM
11. 2026-06-09
    days on market $119,900 Active 49 DOM
12. 2026-06-08
    days on market $119,900 Active 48 DOM
13. 2026-06-05
    days on market $119,900 Active 44 DOM
14. 2026-06-03
    days on market $119,900 Active 43 DOM
15. 2026-06-03
    price $119,900 Active 42 DOM
16. 2026-06-02
    days on market $120,000 Active 42 DOM
17. 2026-06-01
    days on market $120,000 Active 41 DOM
18. 2026-05-31
    days on market $120,000 Active 40 DOM
19. 2026-05-30
    pricedays on market $120,000 Active 39 DOM
20. 2026-05-04
    price $124,000 245-char remark

    Show marketing remark (245 chars)

    This listing offers 2 properties for an investment or live in one and rent the other to offset the payment. 2430 Burtis and 2432 Burtis have good rental history. They share water/sewer systems and present a great opportunity for the right buyer.

21. 2026-04-21
    listed $125,000 Active 245-char remark

    Show marketing remark (245 chars)

    This listing offers 2 properties for an investment or live in one and rent the other to offset the payment. 2430 Burtis and 2432 Burtis have good rental history. They share water/sewer systems and present a great opportunity for the right buyer.

22. 2025-05-16
    historical $1,350
23. 2025-05-06
    listed $1,350
24. 2025-01-07
    historical $1,350
25. 2024-12-20
    listed $1,350
26. 2024-12-20
    historical $1,350
27. 2024-12-17
    listed $1,350
28. 2024-11-29
    historical $1,300
29. 2024-10-31
    listed $1,300
30. 2024-04-23
    historical $1,300
31. 2024-04-12
    listed $1,300
32. 2024-01-08
    historical
33. 2024-01-04
    listed
34. 2023-11-10
    historical
35. 2023-10-28
    listed
36. 2022-11-22
    historical

ⓘ 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: $1,064 · $89/mo
• Projected year-2 tax: $1,228 · $102/mo
• Expected delta: +$164/yr (+$14/mo · 15.4%)

ⓘ 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: $25,385
• − Mortgage interest: −$6,554
• − Property taxes: −$1,064
• − Insurance: −$585
• − Repairs & maintenance: −$2,031
• − Management: −$2,031
• − Depreciation: −$3,404
• Taxable income: $9,716
• Est. tax owed @ 24.0%: −$2,332
• After-tax cash flow: $8,710/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

+9438.5% since first listed

17 events — show timeline

• 2026-05-04 Price Changed $124,000 GFBR
• 2026-04-21 Listed $125,000 GFBR
• 2025-05-16 Rental Removed $1,350 APPFOLIO
• 2025-05-06 Listed for Rent $1,350 APPFOLIO
• 2025-01-07 Rental Removed $1,350 AKMLS
• 2024-12-20 Listed for Rent $1,350 AKMLS
• 2024-12-20 Rental Removed $1,350 APPFOLIO
• 2024-12-17 Listed for Rent $1,350 APPFOLIO
• 2024-11-29 Rental Removed $1,300 APPFOLIO
• 2024-10-31 Listed for Rent $1,300 APPFOLIO
• 2024-04-23 Rental Removed $1,300 APPFOLIO
• 2024-04-12 Listed for Rent $1,300 APPFOLIO
• 2024-01-08 Rental Removed — APPFOLIO
• 2024-01-04 Listed for Rent — APPFOLIO
• 2023-11-10 Rental Removed — APPFOLIO
• 2023-10-28 Listed for Rent — APPFOLIO
• 2022-11-22 Rental Removed — APPFOLIO

Property tax history

-5.2%/yr

Latest (2025): $1,064 · +8.9% YoY. Source: county tax records.