1601 N Centurian Pl · Wasilla, AK 99654

$665,000

8 bd · 5.0 ba · 3,600 sqft · MultiFamily public records · 134 Days on market

Built 2013 0.92 ac lot $185/sqft · 8% below area Est $723k · 8% under

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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).

• ARV discount +11.1/15.0
• Cash flow +10.4/30.0
• Schools +4.1/10.0
• Livability +3.1/5.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• 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

Fantastic Location! This spacious duplex offers 4 bedrooms and 2.5 baths per side, tucked away on a quiet cul-de-sac with RV parking and a nice backyard. Conveniently located close to town, schools, and shopping, with an easy commute in every direction. Each unit features open-concept living, a cozy gas fireplace, granite countertops throughout, and a well-designed kitchen with a pantry. Upstairs, the large primary bedroom includes an en-suite bath, and all bedrooms plus the laundry room are located on the same floor for added convenience. A fantastic opportunity for owner-occupants or investors alike.

Key facts

• Rv parking
• Quiet cul-de-sac
• Granite countertops

Tags

• DUPLEX
• QUIET CUL-DE-SAC
• RV PARKING
• OPEN-CONCEPT LIVING
• GRANITE COUNTERTOPS
• WELL-DESIGNED KITCHEN

What this means for you Summary

Snapshot

• This is a 2 × 4.0-bed/2.5-bath units multifamily listed at $665k.

Deal economics

• At list price, monthly cash flow is $-358 ($-4k/yr) — negative. Per door: $-179/mo.
• To cash-flow at today's rent, offer at most $602k (9.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $493k (25.9% below list).
• Recommended offer: $493k (25.9% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 2.7% in Wasilla — 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 62/100 on livability (#58 in AK) — a middle-class / working-renter tenant base. Strengths: housing A; Watch: employment C-, cost of living C-, health & safety C-.
• 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: Rents flat; 496 active listings in the ZIP; solid renter incomes; 91 units permitted in Matanuska-Susitna Borough in 2024 (25 in 5+ unit buildings).
• At $4,930/mo this rent would consume 61% of the median local household income ($98k/yr) (locally 872% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $20k of value loss. Plan a longer hold.
• Matanuska-Susitna County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($585k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y 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.

Recommended offer $493,000 (25.9% 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. It's been on market 134 days. Have you received any prior offers? Is the seller open to a 26% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.74% ✗
• Cap rate: 5.65%
• Cash-on-cash: -2.31%
• DSCR: 0.90
• GRM: 11.2

CMA / ARV

• ARV (median comp): $723,249
• List price: $665,000
• Delta: -8.05%
• Verdict: FAIR
• Comps: 14 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
300 W Spruce Ave	0.20mi	7/4.0 (-1)	3,200 (-11%)	2mo	$550,000	$172	62

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 · 0.04% rent growth · sell at horizon

5-year hold

• IRR: -23.2%
• Equity multiple: 0.22×
• Total profit: $-144,972
• Equity at exit: $99,154

10-year hold

• IRR: -27.4%
• Equity multiple: -0.13×
• Total profit: $-211,329
• Equity at exit: $57,497

Cash invested: $186,200 (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 99654

• Home prices YoY: -9.9%
• Rents YoY: 0.0%
• Active inventory: 496
• Price-to-rent: 22.5×

Monthly cashflow live

• Estimated rent: $4,930 high
• Mortgage (P&I): −$3,487
• Tax from tax record: −$489 /mo · $5,862/yr
• Insurance: −$277
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,035
• Net cashflow: $-358

Break-even live

Break-even rent $5,383

Max offer price $601,715

Occupancy floor —

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

Units	Beds	Baths	Est. rent
▸ 2× units	4.0	2.5	$4,930
Total (2 units)			$4,930

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: $166,250
• Closing costs: $19,950
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $665,000 Active 134 DOM
2. 2026-06-17
   days on market $665,000 Active 133 DOM
3. 2026-06-16
   days on market $665,000 Active 132 DOM
4. 2026-06-15
   days on market $665,000 Active 131 DOM
5. 2026-06-14
   pricedays on market $665,000 Active 129 DOM
6. 2026-06-13
   days on market $680,000 Active 128 DOM
7. 2026-06-10
   days on market $680,000 Active 126 DOM
8. 2026-06-09
   days on market $680,000 Active 125 DOM
9. 2026-06-08
   days on market $680,000 Active 124 DOM
10. 2026-06-07
    days on market $680,000 Active 123 DOM
11. 2026-06-03
    days on market $680,000 Active 119 DOM
12. 2026-06-02
    days on market $680,000 Active 118 DOM
13. 2026-06-01
    days on market $680,000 Active 117 DOM
14. 2026-05-31
    days on market $680,000 Active 116 DOM
15. 2026-05-30
    days on market $680,000 Active 115 DOM
16. 2026-02-04
    listed $680,000 Active 610-char remark

    Show marketing remark (610 chars)

    Fantastic Location! This spacious duplex offers 4 bedrooms and 2.5 baths per side, tucked away on a quiet cul-de-sac with RV parking and a nice backyard. Conveniently located close to town, schools, and shopping, with an easy commute in every direction. Each unit features open-concept living, a cozy gas fireplace, granite countertops throughout, and a well-designed kitchen with a pantry. Upstairs, the large primary bedroom includes an en-suite bath, and all bedrooms plus the laundry room are located on the same floor for added convenience. A fantastic opportunity for owner-occupants or investors alike.

17. 2020-07-08
    soldstatus
18. 2020-05-12
    historical
19. 2020-03-18
    listed $424,900
20. 2013-11-19
    soldstatus
21. 2013-09-11
    listed $359,000
22. 2012-06-08
    soldstatus
23. 2012-03-22
    listed $44,900

ⓘ 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: $5,862 · $489/mo
• Projected year-2 tax: $6,888 · $574/mo
• Expected delta: +$1,026/yr (+$85/mo · 17.5%)

ⓘ 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: $59,160
• − Mortgage interest: −$37,250
• − Property taxes: −$5,862
• − Insurance: −$3,325
• − Repairs & maintenance: −$4,733
• − Management: −$4,733
• − Depreciation: −$19,345
• Taxable loss: −$16,089
• Est. tax savings @ 24.0%: +$3,861
• After-tax cash flow: $-438/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: Matanuska-Susitna Borough School District
• NCES district ID: 0200510
• Math proficiency: 42% ▲ 1.00%
• Reading proficiency: 50% ▲ 5.00%
• Median HH income: $70,325
• Composite: 41.38/100
• National rank: #3484
• State rank: #5 of 21 in AK

Livability — Wasilla

• Score: 62/100
• State rank: #58
• US rank: #16709

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wasilla, AK
• County: Matanuska Susitna Borough · 100,174 people
• City population: 44,647
• Metro: Anchorage, AK
• Population (ZIP): 44,647
• Household income: $97,544
• Rent vs Own: 28.9% rent · 71.1% own
• Severe rent burden: 872.0

Population outlook (Matanuska-Susitna County) Hauer SSP2

• Today (2025): 126,730 people
• By 2030: 139,641 · +10.2%
• By 2040: 165,122 · +30.3%
• By 2050: 189,697 · +49.7%
• By 2075: 249,959 · +97.2%
• By 2100: 288,077 · +127.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Two or more races 12% Native American 6% Hispanic / Latino 5% Asian 2% Black 1%
• Common ancestry: Portuguese 3% Lithuanian 2% Italian 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Russian/Polish/Slavic 2% Spanish 2% Tagalog/Filipino 1%

Political lean MEDSL · Matanuska-Susitna

• 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: ▼ -21.68%
• Current HPI: 196.8728
• Rent YoY: ▬ 0.04%
• Metro: Anchorage, AK
• State GDP YoY: —
• F500 in state: 0

Price history

+1414.5% since first listed

8 events — show timeline

• 2026-02-04 Listed $680,000 AKMLS
• 2020-07-08 Sold (Public Records) — Public Records
• 2020-05-12 Delisted — AKMLS
• 2020-03-18 Listed $424,900 AKMLS
• 2013-11-19 Sold (Public Records) — Public Records
• 2013-09-11 Listed $359,000 AKMLS
• 2012-06-08 Sold (Public Records) — Public Records
• 2012-03-22 Listed $44,900 AKMLS

Property tax history

+8.1%/yr

Latest (2025): $5,862 · -2.4% YoY. Source: county tax records.