999 Maura St · Goldstream, AK 99709

$74,900

2 bd · None ba · 640 sqft · SingleFamily public records · 77 Days on market

Built 2005 5.12 ac lot $117/sqft · 40% below area Est $125k · 40% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

5 Acres lot with lots of sun year round. Post and beam building on concrete footings waiting to be finished. Was once a working farm, and has a very large fenced and garden area, electric on site, and driveway. The parcel next door is also for sale! Owner finance may be considered with a good offer. General Use Zoning.

Key facts

• Garden area
• Electric on site
• Driveway

Tags

• 5 ACRES LOT
• POST AND BEAM BUILDING
• LARGE FENCED AREA
• GARDEN AREA
• ELECTRIC ON SITE
• DRIVEWAY

What this means for you Summary

Snapshot

• This is a 2-bed/?-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $699 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#57 in AK) — a middle-class / working-renter tenant base. Strengths: housing A+, crime B, cost of living B; Watch: schools D+, amenities F, commute 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: 143 active listings in the ZIP; 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 $518 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Recommended offer $70,406 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
6. 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.
7. 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: 1.97% ✓
• Cap rate: 17.50%
• Cash-on-cash: 40.02%
• DSCR: 2.78
• GRM: 4.2

CMA / ARV

• ARV (median comp): $124,906
• List price: $74,900
• Delta: -40.03%
• Verdict: UNDERPRICED
• Comps: 5 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 36.4%
• Equity multiple: 2.54×
• Total profit: $32,398
• Equity at exit: $11,168

10-year hold

• IRR: 43.0%
• Equity multiple: 5.08×
• Total profit: $85,529
• Equity at exit: $6,476

Cash invested: $20,972 (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: 143
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,473 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$41 /mo · $487/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $699

Break-even live

Break-even rent $588

Max offer price $74,900

Occupancy floor 48%

Sensitivity live

Price	-10% $742	-5% $721	+0% $699	+5% $678	+10% $657
Rent	-10% $583	-5% $641	+0% $699	+5% $758	+10% $816
Rate	-1.0pp $737	-0.5pp $718	base $699	+0.5pp $680	+1.0pp $660

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $74,900 Active 77 DOM
2. 2026-06-18
   days on market $74,900 Active 76 DOM
3. 2026-06-17
   days on market $74,900 Active 75 DOM
4. 2026-06-16
   days on market $74,900 Active 74 DOM
5. 2026-06-15
   price $74,900 Active 73 DOM
6. 2026-06-15
   days on market $75,000 Active 73 DOM
7. 2026-06-14
   days on market $75,000 Active 71 DOM
8. 2026-06-13
   days on market $75,000 Active 70 DOM
9. 2026-06-10
   days on market $75,000 Active 68 DOM
10. 2026-06-09
    days on market $75,000 Active 67 DOM
11. 2026-06-08
    days on market $75,000 Active 66 DOM
12. 2026-06-05
    days on market $75,000 Active 62 DOM
13. 2026-06-03
    days on market $75,000 Active 61 DOM
14. 2026-06-02
    days on market $75,000 Active 60 DOM
15. 2026-06-01
    days on market $75,000 Active 59 DOM
16. 2026-05-31
    days on market $75,000 Active 58 DOM
17. 2026-05-30
    days on market $75,000 Active 57 DOM
18. 2026-04-03
    listed $75,000 Active 321-char remark

    Show marketing remark (321 chars)

    5 Acres lot with lots of sun year round. Post and beam building on concrete footings waiting to be finished. Was once a working farm, and has a very large fenced and garden area, electric on site, and driveway. The parcel next door is also for sale! Owner finance may be considered with a good offer. General Use Zoning.

19. 2020-09-15
    soldstatus

ⓘ 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: $487 · $41/mo
• Projected year-2 tax: $689 · $57/mo
• Expected delta: +$202/yr (+$17/mo · 41.5%)

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

Taxation est. · year 1

• Rental income: $17,680
• − Mortgage interest: −$4,196
• − Property taxes: −$487
• − Insurance: −$374
• − Repairs & maintenance: −$1,414
• − Management: −$1,414
• − Depreciation: −$2,179
• Taxable income: $7,616
• Est. tax owed @ 24.0%: −$1,828
• After-tax cash flow: $6,565/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 — Goldstream

• Score: 62/100
• State rank: #57
• US rank: #16666

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Goldstream, AK
• County: Fairbanks North Star Borough · 69,381 people
• 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

2 events — show timeline

• 2026-04-03 Listed $75,000 GFBR
• 2020-09-15 Sold (Public Records) — Public Records

Property tax history

-2.3%/yr

Latest (2025): $487 · +0.7% YoY. Source: county tax records.