1421 Kent Ct · College, AK 99709

$374,000

4 bd · 2.0 ba · 1,902 sqft · MultiFamily public records · 38 Days on market

Built 1976 9,236 sqft lot $197/sqft · 19% below area Est $465k · 19% under

---

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).

• ARV discount +15.0/15.0
• Cash flow +13.3/30.0
• DSCR +4.0/10.0
• 1% rule +3.6/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks MLS

Income-producing duplex in west Fairbanks. One unit rented for immediate income, second ready for owner or tenant. Near UAF, shopping, and bases. Rental details available.

Key facts

• One unit rented
• Near shopping
• Near bases

Tags

• INCOME PRODUCING DUPLEX
• ONE UNIT RENTED
• NEAR UAF
• NEAR SHOPPING
• NEAR BASES

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.5-bath units multifamily listed at $374k.

Deal economics

• At list price, monthly cash flow is $-461 ($-6k/yr) — negative. Per door: $-230/mo.
• To cash-flow at today's rent, offer at most $293k (21.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $323k (13.7% below list).
• Recommended offer: $293k (21.8% below list) — sets the bar for cash-flow.
• Cap rate 6.3% vs local median 3.5% in College — 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 68/100 on livability (#20 in AK) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A-, commute B; 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: 146 active listings in the ZIP; solid renter incomes; 1 units permitted in Fairbanks North Star Borough in 2024 (0 in 5+ unit buildings).
• This rent runs 45% of the median local income ($86k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k 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

• It's been on market 38 days — a 3% lower offer ($363k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $292,579 (21.8% 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. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
11. 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.
12. 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.
13. 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: 0.86% ✗
• Cap rate: 6.29%
• Cash-on-cash: -0.01%
• DSCR: 1.00
• GRM: 9.7

CMA / ARV

• ARV (median comp): $464,585
• List price: $374,000
• Delta: -19.50%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
550 West Pointe Cir	0.34mi	4/2.0	1,830 (-4%)	6mo	$564,900	$309	73
22 Steelhead Rd	0.25mi	3/2.0 (-1)	1,680 (-12%)	11mo	$349,900	$208	55

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -25.2%
• Equity multiple: 0.14×
• Total profit: $-89,648
• Equity at exit: $55,765

10-year hold

• IRR: -20.9%
• Equity multiple: -0.09×
• Total profit: $-114,601
• Equity at exit: $32,337

Cash invested: $104,720 (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 99709

• Active inventory: 146
• Price-to-rent: 19.3×

Monthly cashflow live

• Estimated rent: $3,228 medium
• Mortgage (P&I): −$1,961
• Tax from tax record: −$433 /mo · $5,202/yr
• Insurance: −$156
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$678
• Net cashflow: $-461

Break-even live

Break-even rent $3,811

Max offer price $292,579

Occupancy floor —

Sensitivity live

Price	-10% $-249	-5% $-355	+0% $-461	+5% $-567	+10% $-673
Rent	-10% $-716	-5% $-588	+0% $-461	+5% $-333	+10% $-206
Rate	-1.0pp $-273	-0.5pp $-366	base $-461	+0.5pp $-558	+1.0pp $-656

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.5	$3,228
Total (2 units)			$3,228

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: $93,500
• Closing costs: $11,220
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-18
   status Pending 171-char remark

   Show marketing remark (171 chars)

   Income-producing duplex in west Fairbanks. One unit rented for immediate income, second ready for owner or tenant. Near UAF, shopping, and bases. Rental details available.

2. 2026-04-09
   listed $374,000 Active 171-char remark

   Show marketing remark (171 chars)

   Income-producing duplex in west Fairbanks. One unit rented for immediate income, second ready for owner or tenant. Near UAF, shopping, and bases. Rental details available.

3. 2022-08-28
   soldstatus 390-char remark

   Show marketing remark (390 chars)

   Great property for a long term investment or as an owner occupied home – let the tenant help pay the mortgage!!! This Duplex has 2 bedroom units & 1 bath with washer and dryer hook up's. Each unit has a private entry with storage closet. Current rents are $1100.00 for each unit. Interior photos are from similar units, with slight variation of layout and finishes in each unit.

4. 2022-05-08
   listed $229,950 390-char remark

   Show marketing remark (390 chars)

   Great property for a long term investment or as an owner occupied home – let the tenant help pay the mortgage!!! This Duplex has 2 bedroom units & 1 bath with washer and dryer hook up's. Each unit has a private entry with storage closet. Current rents are $1100.00 for each unit. Interior photos are from similar units, with slight variation of layout and finishes in each unit.

ⓘ 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: $5,202 · $433/mo
• Projected year-2 tax: $5,202 · $433/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🫁 Air quality 1/10 Low

Taxation est. · year 1

• Rental income: $38,736
• − Mortgage interest: −$20,950
• − Property taxes: −$5,202
• − Insurance: −$7,395
• − Repairs & maintenance: −$3,099
• − Management: −$3,099
• − Depreciation: −$10,880
• Taxable loss: −$11,888
• Est. tax savings @ 24.0%: +$2,853
• After-tax cash flow: $-2,678/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 — College

• Score: 68/100
• State rank: #20
• US rank: #9812

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: College, AK
• County: Fairbanks North Star Borough · 69,381 people
• City population: 707
• Metro: Fairbanks, AK
• Population (ZIP): 29,551
• Household income: $86,294
• Rent vs Own: 35.2% rent · 64.8% own
• Severe rent burden: 868.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 65% Two or more races 16% Hispanic / Latino 9% Native American 7% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 5% Portuguese 2% Lithuanian 2%
• Foreign-born: 6% · Canada, South Korea, Jamaica
• Languages at home: 88% English-only · Spanish 5% Other Asian/Pacific 1% Russian/Polish/Slavic 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: ▼ -177.64%
• Current HPI: 152.0818
• Rent YoY: —
• Metro: Fairbanks, AK
• State GDP YoY: —
• F500 in state: 0

Price history

+62.6% since first listed

4 events — show timeline

• 2026-05-18 Pending — AKMLS
• 2026-04-09 Listed $374,000 AKMLS
• 2022-08-28 Sold (MLS) — GFBR
• 2022-05-08 Listed $229,950 GFBR

Property tax history

+3.0%/yr

Latest (2025): $5,202 · +8.2% YoY. Source: county tax records.