Lot 7 · Point Baker, AK 99927

$89,000

1 bd · None ba · 480 sqft · SingleFamily · 63 Days on market

Built 2021 Poor condition 1.12 ac lot ↓ 17% since listing

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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 +15.6/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +5.0/10.0
• DSCR +4.8/10.0
• 1% rule +4.3/10.0
• Rent growth +2.5/5.0
• Livability +1.9/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

Your Remote Alaskan Escape Awaits: Waterfront Cabin on Northern Prince of Wales Island Discover true solitude, adventure, and a deep connection to nature with this exceptional waterfront cabin perched on a pristine point overlooking Sumner Strait. Recently built and thoughtfully crafted, this cabin captures the essence of off-grid Alaskan living--peaceful, rugged, and completely removed from the noise of modern life. The pioneering owners have already done the hard work--clearing the land, hauling materials by hand, and building a durable, comfortable cabin in an unforgettable setting. Now, it's your turn to add the finishing touches and make this rare retreat your own. Included in the sale: 16 ft. Lund Skiff with 4-stroke Yamaha outboard Honda 2200 generator Brand-new 2500 generator/inverter Assorted tools and building materials Propane range and freezer Two 1100 gallon water tanks AT&T cell coverage from inside the cabin Located in Point Baker, next to Port Protection, the property is accessible by skiff from Labouchere Bay at the end of the Prince of Wales road system. Getting there is part of the adventure: take a scenic 1.5-hour ferry from Ketchikan to Hollis, then drive 80 miles to Lab Bay--or opt for a charter seaplane flight to Wrangell or Ketchikan in under an hour. The property is located on a point on open water. Skiffs are moored in an adjacent bay and the cabin can be walked to. This property isn't just a cabin--it's your gateway to Alaska's legendary fishing, abundant wildlife, and unspoiled natural beauty. Whether you're seeking a peaceful getaway, a year-round home, or a base for outdoor exploration, this one-of-a-kind property delivers it all. Bonus: No property taxes. *several trees have recently come down on the property and will have to be removed. Some damage has occurred to the structure.

Key facts

• Waterfront cabin
• 16 ft lund skiff
• Honda 2200 generator

Tags

• WATERFRONT CABIN
• OFF-GRID ALASKAN LIVING
• DURABLE COMFORTABLE CABIN
• 16 FT LUND SKIFF
• HONDA 2200 GENERATOR
• CUMMINS 2500 INVERTER

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 1-bed/?-bath single-family listed at $89k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $37 ($443/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $83k (7.3% below list).
• Recommended offer: $83k (7.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 37/100 on livability (#317 in AK) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: crime A, cost of living B; Watch: health & safety C-, amenities F, commute F.
• Market conditions: 1 active listings in the ZIP; 2 units permitted in Prince of Wales-Hyder Census Area in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($615 loan paydown + $3k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Recommended offer $82,526 (7.3% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.93% ✗
• Cap rate: 6.79%
• Cash-on-cash: 1.78%
• DSCR: 1.08
• GRM: 9.0

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: 9.2%
• Equity multiple: 1.53×
• Total profit: $13,084
• Equity at exit: $40,018

10-year hold

• IRR: 11.6%
• Equity multiple: 2.74×
• Total profit: $43,315
• Equity at exit: $61,673

Cash invested: $24,920 (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 99927

• Active inventory: 1
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $825 medium
• Mortgage (P&I): −$467
• Tax est. 1.5%: −$111 /mo · $1,335/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$173
• Net cashflow: $37

Break-even live

Break-even rent $779

Max offer price $89,000

Occupancy floor 91%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $89,000 Active 63 DOM
2. 2026-06-18
   days on market $89,000 Active 62 DOM
3. 2026-06-17
   days on market $89,000 Active 61 DOM
4. 2026-06-16
   days on market $89,000 Active 60 DOM
5. 2026-06-15
   days on market $89,000 Active 59 DOM
6. 2026-06-14
   days on market $89,000 Active 57 DOM
7. 2026-06-12
   days on market $89,000 Active 56 DOM
8. 2026-06-09
   days on market $89,000 Active 53 DOM
9. 2026-06-08
   days on market $89,000 Active 52 DOM
10. 2026-06-07
    days on market $89,000 Active 51 DOM
11. 2026-06-04
    days on market $89,000 Active 47 DOM
12. 2026-06-02
    days on market $89,000 Active 46 DOM
13. 2026-06-01
    days on market $89,000 Active 45 DOM
14. 2026-05-31
    days on market $89,000 Active 44 DOM
15. 2026-05-31
    days on market $89,000 Active 43 DOM
16. 2026-05-01
    price $89,000 1858-char remark

    Show marketing remark (1858 chars)

    Your Remote Alaskan Escape Awaits: Waterfront Cabin on Northern Prince of Wales Island Discover true solitude, adventure, and a deep connection to nature with this exceptional waterfront cabin perched on a pristine point overlooking Sumner Strait. Recently built and thoughtfully crafted, this cabin captures the essence of off-grid Alaskan living--peaceful, rugged, and completely removed from the noise of modern life. The pioneering owners have already done the hard work--clearing the land, hauling materials by hand, and building a durable, comfortable cabin in an unforgettable setting. Now, it's your turn to add the finishing touches and make this rare retreat your own. Included in the sale: 16 ft. Lund Skiff with 4-stroke Yamaha outboard Honda 2200 generator Brand-new 2500 generator/inverter Assorted tools and building materials Propane range and freezer Two 1100 gallon water tanks AT&T cell coverage from inside the cabin Located in Point Baker, next to Port Protection, the property is accessible by skiff from Labouchere Bay at the end of the Prince of Wales road system. Getting there is part of the adventure: take a scenic 1.5-hour ferry from Ketchikan to Hollis, then drive 80 miles to Lab Bay--or opt for a charter seaplane flight to Wrangell or Ketchikan in under an hour. The property is located on a point on open water. Skiffs are moored in an adjacent bay and the cabin can be walked to. This property isn't just a cabin--it's your gateway to Alaska's legendary fishing, abundant wildlife, and unspoiled natural beauty. Whether you're seeking a peaceful getaway, a year-round home, or a base for outdoor exploration, this one-of-a-kind property delivers it all. Bonus: No property taxes. *several trees have recently come down on the property and will have to be removed. Some damage has occurred to the structure.

17. 2026-04-17
    listed $107,000 Active 1858-char remark

    Show marketing remark (1858 chars)

    Your Remote Alaskan Escape Awaits: Waterfront Cabin on Northern Prince of Wales Island Discover true solitude, adventure, and a deep connection to nature with this exceptional waterfront cabin perched on a pristine point overlooking Sumner Strait. Recently built and thoughtfully crafted, this cabin captures the essence of off-grid Alaskan living--peaceful, rugged, and completely removed from the noise of modern life. The pioneering owners have already done the hard work--clearing the land, hauling materials by hand, and building a durable, comfortable cabin in an unforgettable setting. Now, it's your turn to add the finishing touches and make this rare retreat your own. Included in the sale: 16 ft. Lund Skiff with 4-stroke Yamaha outboard Honda 2200 generator Brand-new 2500 generator/inverter Assorted tools and building materials Propane range and freezer Two 1100 gallon water tanks AT&T cell coverage from inside the cabin Located in Point Baker, next to Port Protection, the property is accessible by skiff from Labouchere Bay at the end of the Prince of Wales road system. Getting there is part of the adventure: take a scenic 1.5-hour ferry from Ketchikan to Hollis, then drive 80 miles to Lab Bay--or opt for a charter seaplane flight to Wrangell or Ketchikan in under an hour. The property is located on a point on open water. Skiffs are moored in an adjacent bay and the cabin can be walked to. This property isn't just a cabin--it's your gateway to Alaska's legendary fishing, abundant wildlife, and unspoiled natural beauty. Whether you're seeking a peaceful getaway, a year-round home, or a base for outdoor exploration, this one-of-a-kind property delivers it all. Bonus: No property taxes. *several trees have recently come down on the property and will have to be removed. Some damage has occurred to the structure.

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

Taxation est. · year 1

• Rental income: $9,903
• − Mortgage interest: −$4,985
• − Property taxes: −$1,335
• − Insurance: −$445
• − Repairs & maintenance: −$792
• − Management: −$792
• − Depreciation: −$2,589
• Taxable loss: −$1,036
• Est. tax savings @ 24.0%: +$249
• After-tax cash flow: $691/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 · 13 photos

Poor 20/100 Extensive rehab

This waterfront cabin is in poor condition and requires extensive repairs and maintenance. The home's location and natural surroundings offer potential for significant value increase with proper renovations.

Repairs flagged

• Major roof — The roof appears to be in poor condition, with visible damage and potential leaks.
• Major exterior siding — The exterior siding is damaged and weathered, with visible rot and peeling paint.
• Major flooring — The flooring appears to be in poor condition, with visible wear and tear.
• Major interior walls — The interior walls are in poor condition, with visible damage and peeling paint.
• Major HVAC system — The HVAC system appears to be old and in poor condition, with visible rust and wear.

Value-add opportunities

• Resale New roof — A new roof will significantly improve the home's appearance and reduce the risk of leaks.
• Resale New exterior siding — New siding will improve the home's appearance and increase its curb appeal.
• Resale New flooring — New flooring will improve the home's appearance and increase its resale value.
• Resale Paint interior walls — Painting the interior walls will improve the home's appearance and increase its resale value.
• Resale New HVAC system — A new HVAC system will improve the home's comfort and increase its resale value.
• Both Landscaping and debris removal — Landscaping and debris removal will improve the home's appearance and increase its resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The roof appears to be in poor condition, with visible damage and potential leaks.	Major	$15,000–50,000
exterior siding · The exterior siding is damaged and weathered, with visible rot and peeling paint.	Major	$15,000–50,000
flooring · The flooring appears to be in poor condition, with visible wear and tear.	Major	$15,000–50,000
interior walls · The interior walls are in poor condition, with visible damage and peeling paint.	Major	$15,000–50,000
HVAC system · The HVAC system appears to be old and in poor condition, with visible rust and wear.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Resale New roof — A new roof will significantly improve the home's appearance and reduce the risk of leaks. ↑
• Resale New exterior siding — New siding will improve the home's appearance and increase its curb appeal. ↑
• Resale New flooring — New flooring will improve the home's appearance and increase its resale value. ↑
• Resale Paint interior walls — Painting the interior walls will improve the home's appearance and increase its resale value. ↑
• Resale New HVAC system — A new HVAC system will improve the home's comfort and increase its resale value. ↑
• Both Landscaping and debris removal — Landscaping and debris removal will improve the home's appearance and increase its resale and rental value. ↑

ⓘ 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)

No district data.

Livability — Point Baker

• Score: 37/100
• State rank: #317
• US rank: #27627

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 18

Population outlook (Prince of Wales-Hyder County) Hauer SSP2

• By 2040: 5,749

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Foreign-born: 100%
• Languages at home: 0% English-only · German/W. Germanic 100%

Political lean MEDSL · Prince of Wales-Hyder

• 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: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-16.8% since first listed

2 events — show timeline

• 2026-05-01 Price Changed $89,000 AKMLS
• 2026-04-17 Listed $107,000 AKMLS