no road Yentna Riv

Susitna, AK 99688

$165,000D-

1 bd · None ba · 784 sqft · Built 1992 · SingleFamily · Active · 114 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,349/mo
• Mortgage (P&I): −$865
• Tax + insurance: −$275
• HOA: −$0
• Vac / Maint / Mgmt: −$283
• Net cashflow: $-74/mo
• Annual: $-891/yr
• Cap rate: 5.75%
• Cash-on-cash: -1.93%
• DSCR: 0.91
• 1% rule: 0.82%
• Cash to close: $46,200

Investor read

• This is a 1-bed/?-bath single-family listed at $165k. Condition is rated poor.
• At list price, monthly cash flow is $-74 ($-891/yr) — negative.
• To cash-flow at today's rent, offer at most $154k (6.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $135k (18.2% below list).
• It's been on market 114 days — a 9% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $135k (18.2% below list) — sets the bar for 1% rule.
• In year one you build about $678 of equity ($1k loan paydown + $-463 appreciation (-0.3% local appreciation)).
• Location reads 28/100 on livability (#334 in AK) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: crime A; Watch: health & safety C-, schools F, amenities F.
• Matanuska-Susitna Borough School District (town): math 42% / reading 50% proficiency, ranked #5 of 21 in AK (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 219 active listings in the ZIP; 91 units permitted in Matanuska-Susitna Borough in 2024 (25 in 5+ unit buildings).
• Matanuska-Susitna County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• 5 sale attempts; this cycle's ask is 1275% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Questions for listing agent

• 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?
• It's been on market 114 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• 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.
• Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
• 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?
• 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.

Repairs flagged (vision-AI assessment)

• Major: siding — The siding is peeling and the structure appears unstable.
• Major: interior walls — The interior is cluttered and appears unfinished, indicating significant work is needed to make it habitable.
• Major: roof — The roof is not visible, but the overall condition of the exterior suggests it may be in poor condition.
• Major: flooring — The flooring is not visible, but the overall condition of the interior suggests it is not in good shape.
• Major: systems — No systems are visible in the photos, but the overall condition of the property suggests they may be in poor condition.
• Major: landscaping — The landscaping is minimal and in poor condition, indicating significant work is needed to improve the curb appeal.