2895 Mendenhall Loop Rd Unit 62 Kodzoff Mobile Home P · Juneau, AK 99801

$75,000

3 bd · 1.0 ba · 924 sqft · Manufactured public records · 2 Days on market

Built 1979 $590/mo HOA · 27% of rent

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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
• Livability +4.2/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Nice 3 bedroom, 1 bathroom mobile home with good appliances, wood stove, arctic entry, and more. Features include Corian countertops, propane hotwater heater, good forced air furnace, and nice layout. Large storage shed out back. Potential Great deal for somone with some cash and who has handyman skills and needs a place right away. * * This is an "as is" sale. This home has suffered some roof leaks and some interior/exterior damage as well from the recent winter weather. The home could use a new roof or possibly a good patch job? Hot Water heater may need replacement as well. Great fixer upper for somebody with the skills, talents, and abilities. Front stairs and rear porch ne

Key facts

• Arctic entry
• Wood stove
• Corian countertops

Tags

• WOOD STOVE
• ARCTIC ENTRY
• CORIAN COUNTERTOPS
• PROPANE HOTWATER HEATER
• FORCED AIR FURNACE
• LARGE STORAGE SHED

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee of $590

Exterior

• Security: Smoke detector(s)
• Utilities: Propane; Public sewer
• Home design: Residential mobile home; Zoned D18 - Multifamily
• Construction: Metal roof
• Exterior features: Covered patio/porch; Shed(s); Level lot; Gravel road access

Interior

• Kitchen: Dishwasher; Electric range; Electric oven; Refrigerator
• Flooring: Laminate flooring; Vinyl flooring
• Interior features: Dishwasher; Dryer; Electric range; Electric oven; Refrigerator; Washer
• Laundry & utility: Laundry on main level; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $686 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Cap rate 17.3% vs local median 2.6% in Juneau — 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 84/100 on livability (#3 in AK, #703 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+; Watch: crime F, cost of living F.
• Juneau Borough School District (town): math 32% / reading 44% proficiency, ranked #9 of 21 in AK (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Riverbend Elementary (math 17% / reading 27%, grade F, #128 of 156 statewide, top 86%, 268 students, 46% FRL) — zoned schools average 46% FRL vs 24% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 22% at this address vs 38% district-wide (-16 pts) — the specific schools serving this property underperform the Juneau Borough School District average; the district grade overstates school quality for this exact location.
• Market conditions: 179 active listings in the ZIP; solid renter incomes; 114 units permitted in Juneau City and Borough in 2024 (82 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Juneau County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.

Recommended offer $75,000

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
6. 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.
7. 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.
8. 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: 2.93% ✓
• Cap rate: 17.27%
• Cash-on-cash: 39.22%
• DSCR: 2.75
• GRM: 2.8

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: 35.7%
• Equity multiple: 2.52×
• Total profit: $31,919
• Equity at exit: $11,183

10-year hold

• IRR: 42.6%
• Equity multiple: 5.07×
• Total profit: $85,541
• Equity at exit: $6,485

Cash invested: $21,000 (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 99801

• Active inventory: 179
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $2,195 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$33 /mo · $401/yr
• Insurance: −$31
• HOA: −$590
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $686

Break-even live

Break-even rent $1,327

Max offer price $75,000

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $590 · $7,080/yr
• Likely covers: water

Listing history 3 events

1. 2026-06-19
   days on market $75,000 Active 2 DOM
2. 2026-06-17
   remarks 689-char remark
3. 2026-06-17
   listed $75,000 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: $401 · $33/mo
• Projected year-2 tax: $647 · $54/mo
• Expected delta: +$246/yr (+$20/mo · 61.2%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🫁 Air quality 1/10 Low

Taxation est. · year 1

• Rental income: $26,345
• − Mortgage interest: −$4,201
• − Property taxes: −$401
• − Insurance: −$375
• − Repairs & maintenance: −$2,108
• − Management: −$2,108
• − HOA: −$7,080
• − Depreciation: −$2,182
• Taxable income: $7,890
• Est. tax owed @ 24.0%: −$1,894
• After-tax cash flow: $6,343/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: Juneau Borough School District
• NCES district ID: 0200210
• Math proficiency: 32% ▼ -8.00%
• Reading proficiency: 44% ▼ -2.00%
• Median HH income: $81,032
• Composite: 35.76/100
• National rank: #4845
• State rank: #9 of 21 in AK

Livability — Juneau

• Score: 84/100
• State rank: #3
• US rank: #703

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Juneau, AK
• County: Juneau Borough · 29,588 people
• City population: 29,588
• Metro: Juneau, AK
• Population (ZIP): 29,588
• Household income: $102,217
• Rent vs Own: 35.1% rent · 64.9% own
• Severe rent burden: 660.0

Population outlook (Juneau County) Hauer SSP2

• Today (2025): 36,707 people
• By 2030: 38,658 · +5.3%
• By 2040: 42,270 · +15.2%
• By 2050: 46,086 · +25.6%
• By 2075: 58,476 · +59.3%
• By 2100: 69,228 · +88.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 62% Two or more races 17% Native American 8% Asian 7% Hispanic / Latino 7% Pacific Islander 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Portuguese 5% Slovak 3% Italian 3%
• Foreign-born: 8% · Canada, China
• Languages at home: 89% English-only · Tagalog/Filipino 3% Spanish 3% Other Asian/Pacific 1%

Political lean MEDSL · Juneau

• 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: ▼ -211.89%
• Current HPI: 170.9025
• Rent YoY: —
• Metro: Juneau, AK
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2026-06-17 Listed $75,000 SEABR
• 2004-03-01 Sold (Public Records) — Public Records

Property tax history

+4.0%/yr

Latest (2025): $401 · +2.0% YoY. Source: county tax records.