2432 Burtis Ave · Badger, AK 99705

$114,000

2 bd · 1.0 ba · 768 sqft · SingleFamily public records · 99 Days on market

Built 1976 Fair condition 5,000 sqft lot $148/sqft · 46% 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 +3.4/10.0
• Livability +3.2/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

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 99 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $114k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $901 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $114k).
• Recommended offer: $104k (9.0% below list) — sets the bar for market timing.
• Cap rate 15.8% vs local median 4.8% 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); 400 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 $788 of loan paydown is wiped out by about $3k 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 $32k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($104k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 3y ago; this cycle's ask is 7762% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $103,740 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% 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. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.82% ✓
• Cap rate: 15.78%
• Cash-on-cash: 33.87%
• DSCR: 2.51
• GRM: 4.6

CMA / ARV

• ARV (median comp): $318,241
• List price: $114,000
• Delta: -64.18%
• Verdict: UNDERPRICED
• Comps: 20 within 2.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2418 Loomis Dr	0.07mi	1/1.0 (-1)	600 (-22%)	23mo	$79,500	$133	48
2726 Perimeter Dr	1.11mi	2/1.0	850 (+11%)	0mo	$265,000	$312	47
2680 Goldenrod Cir	1.11mi	1/1.0 (-1)	728 (-5%)	8mo	$50,000	$69	45
2435 Tanana Dr	0.95mi	2/2.0	836 (+9%)	10mo	$230,000	$275	38
2426 Tanana Dr	0.96mi	2/1.0	924 (+20%)	4mo	$85,500	$93	37
3063 Badger Rd	1.46mi	2/1.5	960 (+25%)	9mo	$325,000	$339	30
2748 Perimeter Dr	1.17mi	2/1.0	618 (-20%)	12mo	$79,900	$129	30
2835 Beulah Ct	1.36mi	1/1.0 (-1)	600 (-22%)	33mo	$214,900	$358	15

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 31.5%
• Equity multiple: 2.36×
• Total profit: $43,333
• Equity at exit: $16,998

10-year hold

• IRR: 39.7%
• Equity multiple: 5.09×
• Total profit: $130,551
• Equity at exit: $9,857

Cash invested: $31,920 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 2 active
• Months of supply: 12.0 mo (8%/mo absorbed)
• Median asking: $204,950 ($252/sqft)
• Median days on market: 25 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +64.6% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 99705

• Home prices YoY: -21.2%
• Rents YoY: 5.1%
• Active inventory: 400
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $2,070 medium
• Mortgage (P&I): −$598
• Tax from tax record: −$89 /mo · $1,064/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $901

Break-even live

Break-even rent $929

Max offer price $114,000

Occupancy floor 51%

Sensitivity live

Price	-10% $966	-5% $933	+0% $901	+5% $869	+10% $836
Rent	-10% $738	-5% $819	+0% $901	+5% $983	+10% $1,065
Rate	-1.0pp $958	-0.5pp $930	base $901	+0.5pp $871	+1.0pp $841

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: $28,500
• Closing costs: $3,420
• Club membership (one-time): —
• 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	93d	1	1.50mi

Property features AI

Exterior

• Utilities: Zoned General Use District - 1
• Home design: Single-family residence2 stories totalResidential property
• Exterior features: Metal roofTV antenna

Interior

• Kitchen: OvenRangeRefrigerator
• Bathrooms: 2 full bathrooms
• Interior features: OvenRangeRefrigerator

Listing history 50 events

1. 2026-07-29
   days on market $114,000 Active 99 DOM
2. 2026-07-27
   days on market $114,000 Active 97 DOM
3. 2026-07-25
   days on market $114,000 Active 95 DOM
4. 2026-07-23
   days on market $114,000 Active 93 DOM
5. 2026-07-22
   days on market $114,000 Active 92 DOM
6. 2026-07-21
   days on market $114,000 Active 91 DOM
7. 2026-07-18
   days on market $114,000 Active 88 DOM
8. 2026-07-16
   days on market $114,000 Active 86 DOM
9. 2026-07-16
   pricedays on market $114,000 Active 85 DOM
10. 2026-07-14
    days on market $115,000 Active 84 DOM
11. 2026-07-13
    days on market $115,000 Active 83 DOM
12. 2026-07-12
    days on market $115,000 Active 82 DOM
13. 2026-07-11
    days on market $115,000 Active 81 DOM
14. 2026-07-10
    days on market $115,000 Active 80 DOM
15. 2026-07-09
    days on market $115,000 Active 79 DOM
16. 2026-07-08
    days on market $115,000 Active 78 DOM
17. 2026-07-07
    days on market $115,000 Active 77 DOM
18. 2026-07-06
    days on market $115,000 Active 76 DOM
19. 2026-07-05
    days on market $115,000 Active 75 DOM
20. 2026-07-04
    days on market $115,000 Active 74 DOM
21. 2026-07-03
    days on market $115,000 Active 73 DOM
22. 2026-07-02
    days on market $115,000 Active 72 DOM
23. 2026-07-01
    price $115,000 Active 71 DOM
24. 2026-07-01
    days on market $117,000 Active 71 DOM
25. 2026-06-30
    days on market $117,000 Active 70 DOM
26. 2026-06-29
    days on market $117,000 Active 69 DOM
27. 2026-06-28
    days on market $117,000 Active 68 DOM
28. 2026-06-28
    days on market $117,000 Active 67 DOM
29. 2026-06-27
    days on market $117,000 Active 66 DOM
30. 2026-06-26
    days on market $117,000 Active 65 DOM
31. 2026-06-22
    days on market $117,000 Active 62 DOM
32. 2026-06-21
    days on market $117,000 Active 61 DOM
33. 2026-06-19
    days on market $117,000 Active 59 DOM
34. 2026-06-18
    price $117,000 Active 58 DOM
35. 2026-06-18
    days on market $118,000 Active 58 DOM
36. 2026-06-17
    days on market $118,000 Active 57 DOM
37. 2026-06-16
    days on market $118,000 Active 56 DOM
38. 2026-06-15
    price $118,000 Active 55 DOM
39. 2026-06-15
    days on market $119,900 Active 55 DOM
40. 2026-06-14
    days on market $119,900 Active 53 DOM
41. 2026-06-13
    days on market $119,900 Active 52 DOM
42. 2026-06-10
    days on market $119,900 Active 50 DOM
43. 2026-06-09
    days on market $119,900 Active 49 DOM
44. 2026-06-08
    days on market $119,900 Active 48 DOM
45. 2026-06-05
    days on market $119,900 Active 44 DOM
46. 2026-06-03
    days on market $119,900 Active 43 DOM
47. 2026-06-03
    price $119,900 Active 42 DOM
48. 2026-06-02
    days on market $120,000 Active 42 DOM
49. 2026-06-01
    days on market $120,000 Active 41 DOM
50. 2026-05-31
    days on market $120,000 Active 40 DOM

ⓘ 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: $1,210 · $101/mo
• Expected delta: +$146/yr (+$12/mo · 13.7%)

ⓘ 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: $24,836
• − Mortgage interest: −$6,386
• − Property taxes: −$1,064
• − Insurance: −$570
• − Repairs & maintenance: −$1,987
• − Management: −$1,987
• − Depreciation: −$3,316
• Taxable income: $9,526
• Est. tax owed @ 24.0%: −$2,286
• After-tax cash flow: $8,526/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 · 2 photos

Fair 45/100 Moderate rehab Est. rehab $19,200–$34,560 screening

This property requires significant repairs and maintenance, including roof, exterior, HVAC, plumbing, and landscaping. While it has rental history, the current condition detracts from its value. Investing in these areas would significantly increase its resale and rental value.

Repairs flagged

• Major roof — Significant damage and potential leaks are visible in the independent image.
• Major exterior siding — Peeling paint and siding damage are evident in the independent image.
• Major HVAC — The independent image suggests the need for HVAC repairs.
• Major plumbing — The independent image suggests the need for plumbing repairs.
• Major landscaping — Overgrown vegetation and lack of landscaping are evident in the independent image.

Value-add opportunities

• Both roof repair — Fixing the roof will improve the home's appearance and functionality. ↑
• Both exterior painting — Repainting the exterior will improve curb appeal and the home's value. ↑
• Both HVAC and plumbing repairs — Fixing these systems will ensure the home is functional and energy-efficient. ↑
• Both landscaping — A well-maintained landscape will enhance the home's curb appeal and attract potential buyers/tenants. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 34/100

Zoned Schools

Elementary North Pole Elementary F AK #93/156 Nat'l #23,081/41,679 Middle North Pole Middle School F AK #21/36 Nat'l #7,460/14,009 High North Pole High School F AK #33/61 Nat'l #10,416/17,239

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

C Composite livability gradescore 63/100

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 · 101,607 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: 5% of renters

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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%

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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%

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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

Property features AI

Exterior

• Utilities: Zoned General Use District - 1
• Home design: Single-family residence2 stories totalResidential property
• Exterior features: Metal roofTV antenna

Interior

• Kitchen: OvenRangeRefrigerator
• Bathrooms: 2 full bathrooms
• Interior features: OvenRangeRefrigerator

Price history

+8900.0% since first listed

24 events — show timeline

• 2026-06-18 Price Changed $117,000 GFBR
• 2026-06-15 Price Changed $118,000 GFBR
• 2026-06-02 Price Changed $119,900 GFBR
• 2026-05-30 Rental Removed $1,450 APPFOLIO
• 2026-05-30 Price Changed $120,000 GFBR
• 2026-05-23 Price Changed $121,000 GFBR
• 2026-05-23 Listed for Rent $1,450 APPFOLIO
• 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.