716 Cypress Dr · Kenai, AK 99611

$200,000

3 bd · 1.0 ba · 1,064 sqft · SingleFamily public records · 5 Days on market

Built 1976 7,840 sqft lot Est $304k · 34% 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).

• Cash flow +23.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +5.0/10.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This 3-bedroom, 1-bath single-family home is conveniently located just minutes from Kenai and the excellent fishing opportunities of the Kenai River and Cook Inlet. It offers plenty of potential for investors, flippers, or buyers looking to renovate and customize a home to their own taste. The home features a functional single-level layout with three bedrooms, one full bath, and an attached garage. A fenced backyard provides space for pets, gardening, outdoor entertaining, or simply enjoying Alaska's summer months. Bring your vision and creativity to unlock the possibilities this property has to offer. Sold as-is. Buyer to verify all information

Key facts

• Single level layout
• Fenced backyard
• 7,840 sq ft lot

Tags

• FENCED BACKYARD
• SINGLE LEVEL LAYOUT

Property features AI

Exterior

• Parking: 1-car garage; No carport
• Utilities: Public sewer
• Home design: Residential property; Not attached; Built in 1976
• Construction: Concrete and wood frame construction; Other foundation; Asphalt roof
• Exterior features: Fenced yard; In city limits; Paved road access

Interior

• Bedrooms: 3 bedrooms
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Interior features: Fireplace; BR/BA on main level; Electric

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $387 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Cap rate 8.6% vs local median 3.7% in Kenai — 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 64/100 on livability (#38 in AK) — a middle-class / working-renter tenant base. Strengths: housing A+, crime B+; Watch: health & safety C-, amenities F, commute F.
• Kenai Peninsula Borough School District (rural): math 35% / reading 48% proficiency, ranked #8 of 21 in AK (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Kenai Central High School (math 32% / reading 52%, grade F, #17 of 61 statewide, top 32%, 463 students, 32% FRL) — zoned schools at 32% FRL track the district average.
• Market conditions: 213 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 152 units permitted in Kenai Peninsula Borough in 2024 (20 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Kenai Peninsula County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 30y 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 $200,000

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.00% ✓
• Cap rate: 8.61%
• Cash-on-cash: 8.28%
• DSCR: 1.37
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $304,304
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
714 Cypress Dr	0.08mi	3/2.0	1,092 (+3%)	3mo	$339,000	$310	85
709 Cypress Dr	0.05mi	3/1.5	1,008 (-5%)	7mo	$249,000	$247	81
1699 Redoubt Ave	0.45mi	3/1.0	1,056 (-1%)	10mo	$290,000	$275	70
313 Cindy Cir	0.66mi	3/1.5	1,092 (+3%)	2mo	$309,500	$283	61
1114 Skyler Ln	0.55mi	3/1.0	1,136 (+7%)	3mo	$325,000	$286	60
1001 Skyler Ln	0.63mi	3/1.0	1,136 (+7%)	3mo	$325,000	$286	57
1501 Pine Ave	0.39mi	3/2.0	1,148 (+8%)	9mo	$347,000	$302	57
1007 Skyler Ln	0.65mi	3/1.0	1,136 (+7%)	2mo	$325,000	$286	57
412 Pine Cir	0.50mi	3/1.0	960 (-10%)	10mo	$289,000	$301	52
1409 Julie Anna Dr	0.65mi	2/1.0 (-1)	1,013 (-5%)	9mo	$270,000	$267	50
1310 Julie Anna Dr	0.48mi	3/2.0	1,219 (+15%)	4mo	$375,000	$308	46
1411 Julie Anna Dr	0.65mi	2/2.0 (-1)	928 (-13%)	6mo	$275,000	$296	35

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.8%
• Equity multiple: 0.86×
• Total profit: $-7,871
• Equity at exit: $29,821

10-year hold

• IRR: 5.9%
• Equity multiple: 1.44×
• Total profit: $24,504
• Equity at exit: $17,292

Cash invested: $56,000 (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 99611

• Home prices YoY: -30.6%
• Active inventory: 213
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$61 /mo · $735/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $387

Break-even live

Break-even rent $1,511

Max offer price $200,000

Occupancy floor 76%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
206 McKinley St Unit 4 Kenai, AK	2.0	2.0	1124	$2,000	$1.78	43d	1	0.91mi

Listing history 6 events

1. 2026-06-17
   status $200,000 Pending 5 DOM
2. 2026-06-17
   days on market $200,000 Active 5 DOM
3. 2026-06-16
   days on market $200,000 Active 4 DOM
4. 2026-06-15
   days on market $200,000 Active 3 DOM
5. 2026-06-13
   remarks 653-char remark
6. 2026-06-13
   listed $200,000 Active 1 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: $735 · $61/mo
• Projected year-2 tax: $1,557 · $130/mo
• Expected delta: +$823/yr (+$69/mo · 111.9%)

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

Climate risk First Street

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

Taxation est. · year 1

• Rental income: $24,000
• − Mortgage interest: −$11,203
• − Property taxes: −$735
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$5,818
• Taxable income: $1,404
• Est. tax owed @ 24.0%: −$337
• After-tax cash flow: $4,302/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: Kenai Peninsula Borough School District
• NCES district ID: 0200390
• Math proficiency: 35% ▼ -6.00%
• Reading proficiency: 48% ▲ 1.00%
• Median HH income: $60,704
• Composite: 36.71/100
• National rank: #4594
• State rank: #8 of 21 in AK

Livability — Kenai

• Score: 64/100
• State rank: #38
• US rank: #14592

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kenai, AK
• Population (ZIP): 16,028

Population outlook (Kenai Peninsula County) Hauer SSP2

• Today (2025): 63,736 people
• By 2030: 66,260 · +4.0%
• By 2040: 70,449 · +10.5%
• By 2050: 74,414 · +16.8%
• By 2075: 87,508 · +37.3%
• By 2100: 95,360 · +49.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Two or more races 14% Native American 8% Hispanic / Latino 7% Asian 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 4% Portuguese 3% Romanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 2% Tagalog/Filipino 2% Other Asian/Pacific 1%

Political lean MEDSL · Kenai Peninsula

• 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: ▼ -74.50%
• Current HPI: 169.2848
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+126.0% since first listed

4 events — show timeline

• 2026-06-11 Listed $200,000 AKMLS
• 2023-04-12 Sold (Public Records) — Public Records
• 2017-06-01 Listed $159,900 AKMLS
• 1996-06-18 Listed $88,500 AKMLS

Property tax history

-7.0%/yr

Latest (2025): $735 · +0.5% YoY. Source: county tax records.