611 Feliz St · Badger, AK 99705

$299,900

4 bd · 1.0 ba · 1,600 sqft · SingleFamily public records · 79 Days on market

Built 1999 3.05 ac lot $187/sqft · 13% below area Est $453k · 34% under ↓ 12% since listing

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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 +16.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• 1% rule +4.0/10.0
• 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

Listing remarks MLS

Big roomy home with built in income! When you come up the private drive onto this 3 acre property, you feel like you are entering your own space. Lots of trees to block the road. The house is 2 bedrooms but there are 2 other bonus rooms with lots of potential. Most all of the inside is remodeled. All new plumbing throughout. Giant family room. There is a smaller home on the property with about 672 square feet featuring 2 beds and 1 bath. It was rented for $1250 and the tenants paid for fuel. Great opportunity to have someone else pay part of your mortgage.

Key facts

• Lots of trees
• Remodeled
• New plumbing

Tags

• PRIVATE DRIVE
• 3 ACRE PROPERTY
• LOTS OF TREES
• REMODELED
• NEW PLUMBING
• GIANT FAMILY ROOM

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $131 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $271k (9.6% below list).
• Recommended offer: $271k (9.6% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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); 255 active listings in the ZIP; solid renter incomes; 1 units permitted in Fairbanks North Star Borough in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($97k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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

• It's been on market 79 days — a 6% lower offer ($282k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $271,082 (9.6% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.90% ✗
• Cap rate: 7.04%
• Cash-on-cash: 2.66%
• DSCR: 1.12
• GRM: 9.2

CMA / ARV

• ARV (median comp): $453,026
• List price: $299,900
• Delta: -33.80%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1654 Persinger Dr	0.32mi	3/2.0 (-1)	1,648 (+3%)	23mo	$429,900	$261	51
730 Orion Dr	0.68mi	3/2.0 (-1)	1,515 (-5%)	11mo	$420,000	$277	41
727 Minerva Ct	0.36mi	3/2.0 (-1)	1,452 (-9%)	23mo	$335,000	$231	40
725 Orion Dr	0.74mi	3/2.0 (-1)	1,400 (-12%)	9mo	$399,900	$286	28

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: -11.1%
• Equity multiple: 0.59×
• Total profit: $-34,488
• Equity at exit: $44,716

10-year hold

• IRR: 0.9%
• Equity multiple: 1.07×
• Total profit: $5,484
• Equity at exit: $25,930

Cash invested: $83,972 (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: 255
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,711 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$258 /mo · $3,093/yr
• Insurance: −$125
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$569
• Net cashflow: $131

Break-even live

Break-even rent $2,546

Max offer price $299,900

Occupancy floor 90%

Sensitivity live

Price	-10% $300	-5% $215	+0% $131	+5% $46	+10% $-39
Rent	-10% $-84	-5% $23	+0% $131	+5% $238	+10% $345
Rate	-1.0pp $282	-0.5pp $207	base $131	+0.5pp $53	+1.0pp $-26

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $299,900 Active 79 DOM
2. 2026-06-19
   days on market $299,900 Active 77 DOM
3. 2026-06-18
   days on market $299,900 Active 76 DOM
4. 2026-06-17
   days on market $299,900 Active 75 DOM
5. 2026-06-16
   days on market $299,900 Active 74 DOM
6. 2026-06-15
   days on market $299,900 Active 73 DOM
7. 2026-06-14
   days on market $299,900 Active 71 DOM
8. 2026-06-13
   days on market $299,900 Active 70 DOM
9. 2026-06-10
   days on market $299,900 Active 68 DOM
10. 2026-06-09
    days on market $299,900 Active 67 DOM
11. 2026-06-08
    days on market $299,900 Active 66 DOM
12. 2026-06-05
    days on market $299,900 Active 62 DOM
13. 2026-06-03
    days on market $299,900 Active 61 DOM
14. 2026-06-02
    days on market $299,900 Active 60 DOM
15. 2026-06-01
    days on market $299,900 Active 59 DOM
16. 2026-05-31
    days on market $299,900 Active 58 DOM
17. 2026-05-30
    days on market $299,900 Active 57 DOM
18. 2026-04-28
    price $299,900 562-char remark

    Show marketing remark (562 chars)

    Big roomy home with built in income! When you come up the private drive onto this 3 acre property, you feel like you are entering your own space. Lots of trees to block the road. The house is 2 bedrooms but there are 2 other bonus rooms with lots of potential. Most all of the inside is remodeled. All new plumbing throughout. Giant family room. There is a smaller home on the property with about 672 square feet featuring 2 beds and 1 bath. It was rented for $1250 and the tenants paid for fuel. Great opportunity to have someone else pay part of your mortgage.

19. 2026-04-16
    price $319,900 562-char remark

    Show marketing remark (562 chars)

    Big roomy home with built in income! When you come up the private drive onto this 3 acre property, you feel like you are entering your own space. Lots of trees to block the road. The house is 2 bedrooms but there are 2 other bonus rooms with lots of potential. Most all of the inside is remodeled. All new plumbing throughout. Giant family room. There is a smaller home on the property with about 672 square feet featuring 2 beds and 1 bath. It was rented for $1250 and the tenants paid for fuel. Great opportunity to have someone else pay part of your mortgage.

20. 2026-04-04
    listed $339,000 Active 562-char remark

    Show marketing remark (562 chars)

    Big roomy home with built in income! When you come up the private drive onto this 3 acre property, you feel like you are entering your own space. Lots of trees to block the road. The house is 2 bedrooms but there are 2 other bonus rooms with lots of potential. Most all of the inside is remodeled. All new plumbing throughout. Giant family room. There is a smaller home on the property with about 672 square feet featuring 2 beds and 1 bath. It was rented for $1250 and the tenants paid for fuel. Great opportunity to have someone else pay part of your mortgage.

21. 2014-08-11
    soldstatus
22. 2013-09-27
    soldstatus

ⓘ 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: $3,093 · $258/mo
• Projected year-2 tax: $3,331 · $278/mo
• Expected delta: +$238/yr (+$20/mo · 7.7%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X · 99% chance over 30 yrs
• 🫁 Air quality 1/10 Low

Taxation est. · year 1

• Rental income: $32,530
• − Mortgage interest: −$16,799
• − Property taxes: −$3,093
• − Insurance: −$2,166
• − Repairs & maintenance: −$2,602
• − Management: −$2,602
• − Depreciation: −$8,724
• Taxable loss: −$3,458
• Est. tax savings @ 24.0%: +$830
• After-tax cash flow: $2,397/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

-11.5% since first listed

5 events — show timeline

• 2026-04-28 Price Changed $299,900 GFBR
• 2026-04-16 Price Changed $319,900 GFBR
• 2026-04-04 Listed $339,000 GFBR
• 2014-08-11 Sold (Public Records) — Public Records
• 2013-09-27 Sold (Public Records) — Public Records

Property tax history

+0.4%/yr

Latest (2025): $3,093 · +2.6% YoY. Source: county tax records.