961 Clear St · Badger, AK 99705

$290,000

3 bd · 1.0 ba · 1,350 sqft · SingleFamily public records · 2 Days on market

Built 1973 0.76 ac lot Est $292k · at est.

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Why this score? — see what drove the D 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 +13.1/30.0
• ARV discount +7.7/15.0
• DSCR +3.9/10.0
• Rent growth +3.8/5.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

961 Clear Avenue is a neat space inside and out, ranch style, log construction, three-bedroom, one-bath home with 1,350 square feet and just under an acre to work with. Inside, the open kitchen and living room layout flows well, and the woodstove gives the space some extra Alaskan charm and warmth in winter! Pantry, updated floors, and lighting throughout — it's been well taken care of. Outside is where it really delivers. Heated garage, carport, fenced front yard, front deck, spacious backyard, and RV parking. Tree coverage on both sides and a semi-wooded backyard give the property a naturally private feel without being out of the way. Five minutes to Badger Gate, 15 to Eielson. Quiet backroad off Dennis Road. GU1 zoning. Offered at $290,000.

Key facts

• Front deck
• Heated garage
• Spacious backyard

Tags

• WOODSTOVE
• HEATED GARAGE
• CARPORT
• FENCED FRONT YARD
• FRONT DECK
• SPACIOUS BACKYARD

Property features AI

Exterior

• Parking: 1-car garage; No carport
• Utilities: Septic tank sewer
• Home design: Residential property; Detached; Built in 1973
• Construction: Shingle roof
• Exterior features: Fenced yard

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom; 1 total bathroom
• Heating & cooling: Wood stove
• Interior features: Dishwasher; Refrigerator; Water softener; Wood stove
• Laundry & utility: Water softener

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-9 ($-105/yr) — negative.
• To cash-flow at today's rent, offer at most $288k (0.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (18.9% below list).
• Recommended offer: $235k (18.9% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.9% in Badger — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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-, crime F, amenities 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.
• Zoned schools: North Pole Middle School (math 25% / reading 45%, grade F, #21 of 36 statewide, top 57%, 531 students, 39% FRL); North Pole High School (math 32% / reading 32%, grade F, #33 of 61 statewide, top 57%, 617 students, 29% FRL).
• Market conditions: Rents rising fast (+5.1%/yr); 248 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 1 units permitted in Fairbanks North Star Borough in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $235,132 (18.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.81% ✗
• Cap rate: 6.26%
• Cash-on-cash: -0.13%
• DSCR: 0.99
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $291,600
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
958 Clear St	0.04mi	3/1.0	1,398 (+4%)	20mo	$126,000	$90	76
857 Faultline Ave	0.35mi	3/2.0	1,364 (+1%)	5mo	$234,000	$172	74
847 Faultline Ave	0.38mi	2/1.0 (-1)	1,368 (+1%)	13mo	$52,000	$38	64
1160 Rock Jasmine Ct	0.65mi	3/2.0	1,276 (-6%)	9mo	$355,000	$278	49
1225 Indian Paint Brush Ct	0.67mi	3/2.5	1,431 (+6%)	8mo	$389,900	$272	46
1147 Holmes Rd	0.69mi	3/2.0	1,508 (+12%)	9mo	$325,000	$216	36

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 · 5.08% rent growth · sell at horizon

5-year hold

• IRR: -14.4%
• Equity multiple: 0.48×
• Total profit: $-42,574
• Equity at exit: $43,240

10-year hold

• IRR: -2.8%
• Equity multiple: 0.80×
• Total profit: $-16,480
• Equity at exit: $25,074

Cash invested: $81,200 (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: 10.3×

Monthly cashflow live

• Estimated rent: $2,351 medium
• Mortgage (P&I): −$1,521
• Tax from tax record: −$225 /mo · $2,696/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $-9

Break-even live

Break-even rent $2,362

Max offer price $288,460

Occupancy floor 95%

Sensitivity live

Price	-10% $155	-5% $73	+0% $-9	+5% $-91	+10% $-173
Rent	-10% $-194	-5% $-102	+0% $-9	+5% $84	+10% $177
Rate	-1.0pp $137	-0.5pp $65	base $-9	+0.5pp $-84	+1.0pp $-160

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1278 Still Valley Rd #2 North Pole, AK	2.0	1.0	900	$1,600	$1.78	44d	1	1.12mi

Listing history 3 events

1. 2026-06-13
   statusdays on market $290,000 Pending 2 DOM
2. 2026-06-10
   remarks 699-char remark
3. 2026-06-10
   listed $290,000 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: $2,696 · $225/mo
• Projected year-2 tax: $3,073 · $256/mo
• Expected delta: +$378/yr (+$31/mo · 14.0%)

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

Taxation est. · year 1

• Rental income: $28,216
• − Mortgage interest: −$16,245
• − Property taxes: −$2,696
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,257
• − Management: −$2,257
• − Depreciation: −$8,436
• Taxable loss: −$5,125
• Est. tax savings @ 24.0%: +$1,230
• After-tax cash flow: $1,125/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: 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

+0.0% since first listed

2 events — show timeline

• 2026-06-09 Listed $290,000 GFBR
• 2026-06-09 Listed $290,000 AKMLS

Property tax history

+1.9%/yr

Latest (2025): $2,696 · +2.3% YoY. Source: county tax records.