5 Mile Copperville Rd · Mendeltna, AK 99588

$110,000

3 bd · 2.0 ba · 2,156 sqft · SingleFamily · 45 Days on market

Built 1995 Poor condition 10 ac lot

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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
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +3.9/10.0
• Rent growth +2.5/5.0
• Livability +2.0/5.0
• Condition / age +1.0/5.0

Listing remarks

Unlock the potential of this 10-acre property in a peaceful, private setting. Existing structures offer a blank slate for renovation and customization. With plenty of space for expansion, gardening, or recreation, the possibilities are endless. This is an acquired property sold ''As-Is'' for cash or terms acceptable to the seller. This property may qualify for Seller Financing (Vendee. )

Key facts

• 10 acre property
• Space for gardening
• Space for recreation

Tags

• 10 ACRE PROPERTY
• BLANK SLATE FOR RENOVATION
• SPACE FOR EXPANSION
• SPACE FOR GARDENING
• SPACE FOR RECREATION

Property features AI

Exterior

• Parking: No garage; Carport with space for 4 vehicles
• Utilities: Septic tank
• Home design: Residential, not attached; Mobile home construction with wood frame; Built in 1995; 10-acre lot
• Construction: Mobile home on wood frame construction; Metal roof; Built in 1995
• Exterior features: Metal roof

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms (2 total bathrooms)
• Interior features: Total rooms: 0

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $500 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 40/100 on livability (#307 in AK) — a working-class tenant base; expect higher turnover. Strengths: crime A; Watch: health & safety C-, amenities F, commute F.
• Copper River School District (rural): math 38% / reading 46% proficiency, ranked #19 of 53 in AK (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Glennallen Elementary (math 34% / reading 34%, grade F, #93 of 156 statewide, top 66%, 108 students, 49% FRL); Glennallen Jr/Sr High School (math 24% / reading 24%, grade F, #42 of 61 statewide, top 82%, 99 students, 73% FRL) — zoned schools average 61% FRL vs 43% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% at this address vs 42% district-wide (-12 pts) — the specific schools serving this property underperform the Copper River School District average; the district grade overstates school quality for this exact location.
• Market conditions: 33 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($761 loan paydown + $3k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.45% ✓
• Cap rate: 11.74%
• Cash-on-cash: 19.46%
• DSCR: 1.87
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 25.8%
• Equity multiple: 2.46×
• Total profit: $45,089
• Equity at exit: $49,461

10-year hold

• IRR: 26.5%
• Equity multiple: 4.77×
• Total profit: $115,976
• Equity at exit: $76,225

Cash invested: $30,800 (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 99588

• Active inventory: 33
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,595 medium
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $500

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 64%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $110,000 Active 45 DOM
2. 2026-06-18
   days on market $110,000 Active 44 DOM
3. 2026-06-17
   days on market $110,000 Active 43 DOM
4. 2026-06-16
   days on market $110,000 Active 42 DOM
5. 2026-06-15
   days on market $110,000 Active 41 DOM
6. 2026-06-14
   days on market $110,000 Active 39 DOM
7. 2026-06-12
   pricedays on market $110,000 Active 38 DOM
8. 2026-06-09
   days on market $120,000 Active 35 DOM
9. 2026-06-08
   days on market $120,000 Active 34 DOM
10. 2026-06-07
    days on market $120,000 Active 33 DOM
11. 2026-06-04
    days on market $120,000 Active 29 DOM
12. 2026-06-02
    days on market $120,000 Active 28 DOM
13. 2026-06-01
    days on market $120,000 Active 27 DOM
14. 2026-05-31
    days on market $120,000 Active 26 DOM
15. 2026-05-31
    days on market $120,000 Active 25 DOM
16. 2026-05-04
    listed $120,000 Active 389-char remark
17. 2021-08-21
    listed $330,000

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

Taxation est. · year 1

• Rental income: $19,134
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,531
• − Management: −$1,531
• − Depreciation: −$3,200
• Taxable income: $4,511
• Est. tax owed @ 24.0%: −$1,083
• After-tax cash flow: $4,911/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 · 12 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and updates to become habitable and marketable. Significant investment is needed to address the deteriorated exterior, interior, and structural issues.

Repairs flagged

• Major Exterior siding — Severe weathering and damage
• Major Interior ceiling — Exposed insulation and missing panels
• Major Roof — Exposed roofing material
• Major Flooring — Exposed subfloor
• Major Electrical wiring — Exposed wiring and missing fixtures

Value-add opportunities

• Both Exterior siding repair and replacement — Improves curb appeal and structural integrity
• Both Interior ceiling repair and insulation replacement — Enhances living space and energy efficiency
• Both Roof repair and replacement — Prevents water damage and improves structural integrity
• Both Flooring repair and replacement — Improves living space and structural integrity
• Both Electrical wiring repair and replacement — Ensures safety and functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Severe weathering and damage	Major	$15,000–50,000
Interior ceiling · Exposed insulation and missing panels	Major	$15,000–50,000
Roof · Exposed roofing material	Major	$15,000–50,000
Flooring · Exposed subfloor	Major	$15,000–50,000
Electrical wiring · Exposed wiring and missing fixtures	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both Exterior siding repair and replacement — Improves curb appeal and structural integrity ↑
• Both Interior ceiling repair and insulation replacement — Enhances living space and energy efficiency ↑
• Both Roof repair and replacement — Prevents water damage and improves structural integrity ↑
• Both Flooring repair and replacement — Improves living space and structural integrity ↑
• Both Electrical wiring repair and replacement — Ensures safety and functionality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Copper River School District
• NCES district ID: 0200070
• Math proficiency: 38% ▲ 1.00%
• Reading proficiency: 46% ▼ -4.00%
• Median HH income: $50,446
• Composite: 38.52/100
• National rank: #8449
• State rank: #19 of 53 in AK

Livability — Mendeltna

• Score: 40/100
• State rank: #307
• US rank: #27289

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mendeltna, AK
• Population (ZIP): 1,138

Population outlook (Copper River County) Hauer SSP2

• By 2040: 2,674

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 57% Native American 28% Two or more races 11% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 7% Cuban 2%
• Common ancestry: Slovak 6% Portuguese 4% Danish 1%
• Foreign-born: 1% · South Korea, Canada
• Languages at home: 93% English-only · Spanish 1%

Not yet ingested

• Political lean: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-66.7% since first listed

3 events — show timeline

• 2026-06-10 Price Changed $110,000 AKMLS
• 2026-05-04 Listed $120,000 AKMLS
• 2021-08-21 Listed $330,000 AKMLS