1575 Nistler Rd

Delta Junction, AK 99737

$2,500C-

3 bd · 2.5 ba · 2,100 sqft · Built — · SingleFamily · Active · 641 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,579/mo
• Mortgage (P&I): −$13
• Tax + insurance: −$4
• HOA: −$0
• Vac / Maint / Mgmt: −$332
• Net cashflow: $1,230/mo
• Annual: $14,761/yr
• Cap rate: 596.72%
• Cash-on-cash: 2108.66%
• DSCR: 94.82
• 1% rule: 63.16%
• Cash to close: $700

Investor read

• This is a 3-bed/2.5-bath single-family listed at $2k.
• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $2k).
• It's been on market 641 days — a 12% lower offer ($2k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $2k (12.0% below list) — sets the bar for market timing.
• In year one you build about $32 of equity ($17 loan paydown + $15 appreciation (0.6% local appreciation)).
• Location reads 64/100 on livability (#32 in AK) — a middle-class / working-renter tenant base. Strengths: housing A+, crime B+, cost of living B+; Watch: amenities F, commute F, health & safety F.
• Delta-Greely School District (rural): math 50% / reading 53% proficiency, ranked #2 of 21 in AK (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Delta Junction Elementary (math 67% / reading 57%, grade B, #19 of 156 statewide, top 12%, 359 students, 35% FRL); Delta Junction Junior High School (math 37% / reading 47%, grade D-, #13 of 36 statewide, top 37%, 166 students, 31% FRL); Delta Junction Senior High School (math 64% / reading 64%, grade B-, #3 of 61 statewide, top 5%, 165 students, 23% FRL) — zoned schools at 30% FRL track the district average.
• Market conditions: 74 active listings in the ZIP.
• Southeast Fairbanks County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• 2 sale attempts since 2y 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.
• At projected returns (0.6% appreciation + 3.0% rent growth), your $700 cash investment doubles in ~1 year — after that, you're playing with house money.

Questions for listing agent

• It's been on market 641 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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.
• 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.
• 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.