1308 Sloan St · Badger, AK 99705

$180,000

None bd · 9.0 ba · 2,834 sqft · MultiFamily · 94 Days on market

Built 1974 Poor condition 0.37 ac lot $64/sqft · 65% below area

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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
• Rent growth +3.8/5.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

!!!Owner financing at 20% down 15yr at 7%!!! Zoned General-Use-1 making it a great spot for starting a home business! Triplex for sale on Sloan Street in North Pole, located just off the first North Pole exit for easy access to Fairbanks. The property offers approximately 2,800 square feet of living space and 1,360 square feet of garage space, with two separate garages providing ample storage and tenant parking. Mixed construction, a mobile home with additions. The building includes two one-bedroom units and one nonconforming two-bedroom unit. Current rental income is steady, with units bringing in $800 and $950 per month, offering immediate cash flow potential. Landlord pays all utilities

Key facts

• Triplex for sale
• Two separate garages
• Convenient location

Tags

• TRIPLEX FOR SALE
• TWO SEPARATE GARAGES
• CURRENT RENTAL INCOME
• IMMEDIATE CASH FLOW POTENTIAL
• SOLID INVESTMENT OPPORTUNITY
• CONVENIENT LOCATION

🏷️ Possibly a rental listed for sale. The $180,000 price doesn't fit this home's estimated sale value (~$512,297) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2×1bd/1ba + 1×2bd/1ba units multifamily listed at $180k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $3k ($36k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $180k).
• Recommended offer: $164k (9.0% below list) — sets the bar for market timing.
• Cap rate 26.5% 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); 248 active listings in the ZIP; solid renter incomes; 1 units permitted in Fairbanks North Star Borough in 2024 (0 in 5+ unit buildings).
• At $5,415/mo this rent would consume 67% of the median local household income ($97k/yr) (locally 237% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 5.1% rent growth), your $50k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($164k) is reasonable based on typical stale-listing flexibility.

Recommended offer $163,800 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 3.01% ✓
• Cap rate: 26.52%
• Cash-on-cash: 72.24%
• DSCR: 4.21
• GRM: 2.8

CMA / ARV

• ARV (median comp): $512,297
• List price: $180,000
• Delta: -64.86%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.08% rent growth · sell at horizon

5-year hold

• IRR: 74.3%
• Equity multiple: 4.49×
• Total profit: $175,713
• Equity at exit: $26,839

10-year hold

• IRR: 78.6%
• Equity multiple: 9.96×
• Total profit: $451,686
• Equity at exit: $15,563

Cash invested: $50,400 (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: 248
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $5,415 medium
• Mortgage (P&I): −$944
• Tax est. 1.5%: −$225 /mo · $2,700/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,137
• Net cashflow: $3,034

Break-even live

Break-even rent $1,575

Max offer price $180,000

Occupancy floor 39%

Sensitivity live

Price	-10% $3,158	-5% $3,096	+0% $3,034	+5% $2,972	+10% $2,910
Rent	-10% $2,606	-5% $2,820	+0% $3,034	+5% $3,248	+10% $3,462
Rate	-1.0pp $3,125	-0.5pp $3,080	base $3,034	+0.5pp $2,987	+1.0pp $2,940

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$3,444
1× unit	2	1	$1,972
Total (3 units)			$5,415

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $180,000 Active 94 DOM
2. 2026-06-18
   days on market $180,000 Active 93 DOM
3. 2026-06-17
   days on market $180,000 Active 92 DOM
4. 2026-06-16
   days on market $180,000 Active 91 DOM
5. 2026-06-15
   days on market $180,000 Active 90 DOM
6. 2026-06-14
   days on market $180,000 Active 88 DOM
7. 2026-06-13
   days on market $180,000 Active 87 DOM
8. 2026-06-10
   days on market $180,000 Active 85 DOM
9. 2026-06-09
   days on market $180,000 Active 84 DOM
10. 2026-06-08
    days on market $180,000 Active 83 DOM
11. 2026-06-05
    days on market $180,000 Active 79 DOM
12. 2026-06-03
    days on market $180,000 Active 78 DOM
13. 2026-06-02
    days on market $180,000 Active 77 DOM
14. 2026-06-01
    days on market $180,000 Active 76 DOM
15. 2026-05-31
    days on market $180,000 Active 75 DOM
16. 2026-05-30
    days on market $180,000 Active 74 DOM
17. 2026-03-17
    listed $180,000 Active 700-char remark

    Show marketing remark (700 chars)

    !!!Owner financing at 20% down 15yr at 7%!!! Zoned General-Use-1 making it a great spot for starting a home business! Triplex for sale on Sloan Street in North Pole, located just off the first North Pole exit for easy access to Fairbanks. The property offers approximately 2,800 square feet of living space and 1,360 square feet of garage space, with two separate garages providing ample storage and tenant parking. Mixed construction, a mobile home with additions. The building includes two one-bedroom units and one nonconforming two-bedroom unit. Current rental income is steady, with units bringing in $800 and $950 per month, offering immediate cash flow potential. Landlord pays all utilities

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

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: $64,980
• − Mortgage interest: −$10,083
• − Property taxes: −$2,700
• − Insurance: −$900
• − Repairs & maintenance: −$5,198
• − Management: −$5,198
• − Depreciation: −$5,236
• Taxable income: $35,664
• Est. tax owed @ 24.0%: −$8,559
• After-tax cash flow: $27,848/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 · 11 photos

Poor 20/100 Extensive rehab

This multi-family property requires extensive repairs and updates to its exterior and interior, including roof and siding repairs, interior wall repairs, and kitchen and bathroom updates. Immediate snow removal is necessary to prevent further damage. The property has potential for significant value increase with proper renovations.

Repairs flagged

• Major roof — heavy snow accumulation
• Major exterior siding — snow-covered roof, heavy snow accumulation
• Major interior walls — paint peeling, exposed drywall
• Major kitchen cabinets — dated cabinets
• Major bathroom fixtures — dated fixtures
• Major HVAC system — snow-covered roof, heavy snow accumulation

Value-add opportunities

• Both exterior siding and roof repair — improves curb appeal and functionality
• Both interior wall repairs and paint — enhances interior aesthetics and value
• Both kitchen and bathroom updates — modernizes spaces and increases value
• Both HVAC system replacement — improves comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · heavy snow accumulation	Major	$15,000–50,000
exterior siding · snow-covered roof, heavy snow accumulation	Major	$15,000–50,000
interior walls · paint peeling, exposed drywall	Major	$15,000–50,000
kitchen cabinets · dated cabinets	Major	$15,000–50,000
bathroom fixtures · dated fixtures	Major	$15,000–50,000
HVAC system · snow-covered roof, heavy snow accumulation	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both exterior siding and roof repair — improves curb appeal and functionality ↑
• Both interior wall repairs and paint — enhances interior aesthetics and value ↑
• Both kitchen and bathroom updates — modernizes spaces and increases value ↑
• Both HVAC system replacement — improves comfort and energy efficiency ↑

ⓘ 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: 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

1 event — show timeline

• 2026-03-17 Listed $180,000 GFBR