809 Andrew St · Fairbanks, AK 99701

$380,000

6 bd · 2.0 ba · 2,014 sqft · MultiFamily public records · 3 Days on market

Built 1998 7,200 sqft lot $189/sqft · 11% above area Est $341k · 11% over

---

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 +22.7/30.0
• DSCR +7.3/10.0
• 1% rule +5.7/10.0
• Schools +3.6/10.0
• Rent growth +2.9/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• ARV discount +2.3/15.0
• 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

Live in one unit and let the other pay your mortgage! This nicely updated duplex offers modern living and solid rental income in a prime location. Step inside to an entry area where you can access each unit - upstairs unit offers a two bedroom/ one bath and downstairs - one bedroom/ one bath. Both units have spacious living rooms and kitchens. The upstairs unit has vaulted ceilings and a laundry room that leads to a two car garage. Recent upgrades are a brand new boiler, new flooring and a remodeled bathroom in the downstairs unit. Upstairs unit is rented at $2500 (everything included) and downstairs unit is $1500 (everything included. Whether you’re a seasoned investor or a first-time homebuyer, this duplex offers the perfect blend of comfort and cash flow. Don’t miss this great opportunity! Check out this video here: https://photography. djarmon.com/Sites/media. asp?nSiteID=2635465

Key facts

• Updated duplex
• Solid rental income
• Laundry room

Tags

• UPDATED DUPLEX
• SOLID RENTAL INCOME
• PRIME LOCATION
• SPACIOUS LIVING ROOMS
• SPACIOUS KITCHENS
• LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $380k.

Deal economics

• At list price, monthly cash flow is $654 ($8k/yr) — positive. Per door: $327/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $380k).
• Cap rate 8.4% vs local median 4.9% in Fairbanks — 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 57/100 on livability (#95 in AK) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: schools D, crime F, amenities 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: Rents rising (+1.6%/yr); 64 active listings in the ZIP; solid renter incomes; 1 units permitted in Fairbanks North Star Borough in 2024 (0 in 5+ unit buildings).
• At $4,079/mo this rent would consume 65% of the median local household income ($76k/yr) (locally 652% 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 $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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 12y ago; this cycle's ask has dropped $20k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $380,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.07% ✓
• Cap rate: 8.36%
• Cash-on-cash: 7.37%
• DSCR: 1.33
• GRM: 7.8

CMA / ARV

• ARV (median comp): $340,825
• List price: $380,000
• Delta: 11.49%
• Verdict: OVERPRICED
• Comps: 10 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.62% rent growth · sell at horizon

5-year hold

• IRR: -6.6%
• Equity multiple: 0.76×
• Total profit: $-25,502
• Equity at exit: $56,659

10-year hold

• IRR: 1.3%
• Equity multiple: 1.09×
• Total profit: $9,213
• Equity at exit: $32,855

Cash invested: $106,400 (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 99701

• Home prices YoY: -19.4%
• Rents YoY: 1.6%
• Active inventory: 64
• Price-to-rent: 15.5×

Monthly cashflow live

• Estimated rent: $4,079 medium
• Mortgage (P&I): −$1,993
• Tax from tax record: −$418 /mo · $5,011/yr
• Insurance: −$158
• HOA: −$0
• Vacancy / Maint / Mgmt: −$857
• Net cashflow: $654

Break-even live

Break-even rent $3,252

Max offer price $380,000

Occupancy floor 79%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$4,078
Total (2 units)			$4,079

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: $95,000
• Closing costs: $11,400
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-19
   days on market $380,000 Active 3 DOM
2. 2026-06-18
   days on market $380,000 Active 2 DOM
3. 2026-06-17
   days on marketlisting id $380,000 Active 1 DOM
4. 2026-05-31
   days on market $380,000 Active 198 DOM
5. 2026-05-30
   days on market $380,000 Active 197 DOM
6. 2026-02-07
   price $380,000 908-char remark

   Show marketing remark (908 chars)

   Live in one unit and let the other pay your mortgage! This nicely updated duplex offers modern living and solid rental income in a prime location. Step inside to an entry area where you can access each unit - upstairs unit offers a two bedroom/ one bath and downstairs - one bedroom/ one bath. Both units have spacious living rooms and kitchens. The upstairs unit has vaulted ceilings and a laundry room that leads to a two car garage. Recent upgrades are a brand new boiler, new flooring and a remodeled bathroom in the downstairs unit. Upstairs unit is rented at $2500 (everything included) and downstairs unit is $1500 (everything included. Whether you’re a seasoned investor or a first-time homebuyer, this duplex offers the perfect blend of comfort and cash flow. Don’t miss this great opportunity! Check out this video here: https://photography. djarmon.com/Sites/media. asp?nSiteID=2635465

7. 2025-12-11
   status Active 908-char remark

   Show marketing remark (908 chars)

   Live in one unit and let the other pay your mortgage! This nicely updated duplex offers modern living and solid rental income in a prime location. Step inside to an entry area where you can access each unit - upstairs unit offers a two bedroom/ one bath and downstairs - one bedroom/ one bath. Both units have spacious living rooms and kitchens. The upstairs unit has vaulted ceilings and a laundry room that leads to a two car garage. Recent upgrades are a brand new boiler, new flooring and a remodeled bathroom in the downstairs unit. Upstairs unit is rented at $2500 (everything included) and downstairs unit is $1500 (everything included. Whether you’re a seasoned investor or a first-time homebuyer, this duplex offers the perfect blend of comfort and cash flow. Don’t miss this great opportunity! Check out this video here: https://photography. djarmon.com/Sites/media. asp?nSiteID=2635465

8. 2025-12-11
   price $390,000 908-char remark

   Show marketing remark (908 chars)

   Live in one unit and let the other pay your mortgage! This nicely updated duplex offers modern living and solid rental income in a prime location. Step inside to an entry area where you can access each unit - upstairs unit offers a two bedroom/ one bath and downstairs - one bedroom/ one bath. Both units have spacious living rooms and kitchens. The upstairs unit has vaulted ceilings and a laundry room that leads to a two car garage. Recent upgrades are a brand new boiler, new flooring and a remodeled bathroom in the downstairs unit. Upstairs unit is rented at $2500 (everything included) and downstairs unit is $1500 (everything included. Whether you’re a seasoned investor or a first-time homebuyer, this duplex offers the perfect blend of comfort and cash flow. Don’t miss this great opportunity! Check out this video here: https://photography. djarmon.com/Sites/media. asp?nSiteID=2635465

9. 2025-12-01
   historical 908-char remark

   Show marketing remark (908 chars)

   Live in one unit and let the other pay your mortgage! This nicely updated duplex offers modern living and solid rental income in a prime location. Step inside to an entry area where you can access each unit - upstairs unit offers a two bedroom/ one bath and downstairs - one bedroom/ one bath. Both units have spacious living rooms and kitchens. The upstairs unit has vaulted ceilings and a laundry room that leads to a two car garage. Recent upgrades are a brand new boiler, new flooring and a remodeled bathroom in the downstairs unit. Upstairs unit is rented at $2500 (everything included) and downstairs unit is $1500 (everything included. Whether you’re a seasoned investor or a first-time homebuyer, this duplex offers the perfect blend of comfort and cash flow. Don’t miss this great opportunity! Check out this video here: https://photography. djarmon.com/Sites/media. asp?nSiteID=2635465

10. 2025-11-05
    listed $400,000 Active 908-char remark

    Show marketing remark (908 chars)

    Live in one unit and let the other pay your mortgage! This nicely updated duplex offers modern living and solid rental income in a prime location. Step inside to an entry area where you can access each unit - upstairs unit offers a two bedroom/ one bath and downstairs - one bedroom/ one bath. Both units have spacious living rooms and kitchens. The upstairs unit has vaulted ceilings and a laundry room that leads to a two car garage. Recent upgrades are a brand new boiler, new flooring and a remodeled bathroom in the downstairs unit. Upstairs unit is rented at $2500 (everything included) and downstairs unit is $1500 (everything included. Whether you’re a seasoned investor or a first-time homebuyer, this duplex offers the perfect blend of comfort and cash flow. Don’t miss this great opportunity! Check out this video here: https://photography. djarmon.com/Sites/media. asp?nSiteID=2635465

11. 2022-03-15
    price $2,080
12. 2014-08-01
    soldstatus 278-char remark

    Show marketing remark (278 chars)

    Two bedroom home with lots of potential. The upstairs has a large open kitchen dining room area, one full bath, a den in the front of the home and a bedroom off the dining room. There is a large sun room with tile floors. The downstairs has a full bath, bedroom and family room.

13. 2014-06-05
    listed $112,500 278-char remark

    Show marketing remark (278 chars)

    Two bedroom home with lots of potential. The upstairs has a large open kitchen dining room area, one full bath, a den in the front of the home and a bedroom off the dining room. There is a large sun room with tile floors. The downstairs has a full bath, bedroom and family room.

ⓘ 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: $5,011 · $418/mo
• Projected year-2 tax: $5,011 · $418/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 4/10 Moderate FEMA zone X · 22% chance over 30 yrs
• 🫁 Air quality 1/10 Low

Taxation est. · year 1

• Rental income: $48,948
• − Mortgage interest: −$21,286
• − Property taxes: −$5,011
• − Insurance: −$1,900
• − Repairs & maintenance: −$3,916
• − Management: −$3,916
• − Depreciation: −$11,055
• Taxable income: $1,865
• Est. tax owed @ 24.0%: −$447
• After-tax cash flow: $7,397/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 — Fairbanks

• Score: 57/100
• State rank: #95
• US rank: #21394

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fairbanks, AK
• County: Fairbanks North Star Borough · 69,381 people
• City population: 47,612
• Metro: Fairbanks, AK
• Population (ZIP): 18,061
• Household income: $75,668
• Rent vs Own: 54.6% rent · 45.4% own
• Severe rent burden: 652.0

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 0.64)
• Race & ethnicity: White 59% Two or more races 14% Native American 12% Hispanic / Latino 7% Asian 6% Black 5%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Italian 4% Slovak 3% Portuguese 3%
• Foreign-born: 7% · South Korea, Canada, China
• Languages at home: 86% English-only · Spanish 4% Korean 2% Tagalog/Filipino 2%

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: ▼ -37.70%
• Current HPI: 156.1921
• Rent YoY: ▲ 1.62%
• Metro: Fairbanks, AK
• State GDP YoY: —
• F500 in state: 0

Price history

+237.8% since first listed

8 events — show timeline

• 2026-02-07 Price Changed $380,000 GFBR
• 2025-12-11 Relisted — GFBR
• 2025-12-11 Price Changed $390,000 GFBR
• 2025-12-01 Delisted — GFBR
• 2025-11-05 Listed $400,000 GFBR
• 2022-03-15 Price Changed $2,080 RENT.
• 2014-08-01 Sold (MLS) — GFBR
• 2014-06-05 Listed $112,500 GFBR

Property tax history

+2.7%/yr

Latest (2025): $5,011 · +0.6% YoY. Source: county tax records.