3760 Helensdale Ave · Badger, AK 99705

$345,000

3 bd · 1.5 ba · 1,380 sqft · SingleFamily public records · 9 Days on market

Built 2001 0.98 ac lot $250/sqft · 7% below area Est $372k · 7% 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 +10.7/15.0
• Cash flow +9.9/30.0
• Rent growth +3.8/5.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled on a secluded lot, this delightful 3-bedroom, 2-bathroom home combines privacy with modern living. The tranquil, fully fenced, yard offers a serene outdoor space. With a one-car garage for storage and parking, convenience is key. Inside, luxury vinyl plank flooring extends throughout, enhanced by recent updates for a cozy touch of elegance. The main level seamlessly connects the kitchen/dining and living areas, with a powder room and laundry area. Upstairs features the primary bedroom, main bathroom, and two more spacious bedrooms. This residence is a perfect sanctuary for those desiring a cozy, comfortable home in a peaceful, quiet location.

Key facts

• Renovated kitchen
• Full acre
• Two storage sheds

Tags

• FULL ACRE
• ATTACHED HEATED GARAGE
• RENOVATED KITCHEN
• 240V GENERATOR HOOKUP
• TWO STORAGE SHEDS

Property features AI

Exterior

• Parking: 1-car garage; No carport
• Utilities: Septic tank
• Home design: Residential property; Not attached to another unit; Built in 2001; Property faces unspecified direction
• Construction: Shingle roof
• Exterior features: Fenced yard; Shared drive access (property set back from the road)

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 2 total bathrooms (1 full, 1 half)
• Interior features: Dishwasher; Refrigerator; Water softener; Smoke detector(s)
• Laundry & utility: Water softener

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $345k.

Deal economics

• At list price, monthly cash flow is $-212 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $308k (10.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $257k (25.6% below list).
• Recommended offer: $257k (25.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#49 in AK) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: cost of living C-, 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.
• Zoned schools: North Pole Elementary (math 32% / reading 37%, grade F, #93 of 156 statewide, top 66%, 347 students, 37% FRL); North Pole Middle School (math 25% / reading 45%, grade F, #21 of 36 statewide, top 57%, 531 students, 39% FRL); North Pole High School (math 32% / reading 32%, grade F, #33 of 61 statewide, top 57%, 617 students, 29% FRL).
• Market conditions: Rents rising fast (+5.1%/yr); 255 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 32% of the median local income ($97k/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 $2k of loan paydown is wiped out by about $10k 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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 10y 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 $256,630 (25.6% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.74% ✗
• Cap rate: 5.56%
• Cash-on-cash: -2.63%
• DSCR: 0.88
• GRM: 11.2

CMA / ARV

• ARV (median comp): $371,643
• List price: $345,000
• Delta: -7.17%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3742 Aune Ct	0.12mi	3/2.0	1,365 (-1%)	3mo	$370,000	$271	88
3785 Helensdale Ave	0.09mi	3/2.0	1,316 (-5%)	3mo	$374,900	$285	83
2539 Eltham Park Ct	0.20mi	3/2.0	1,410 (+2%)	5mo	$389,900	$277	81
3800 Branch Ave	0.27mi	3/2.0	1,408 (+2%)	12mo	$340,000	$241	72
3763 Lyle Ave	0.51mi	3/2.0	1,446 (+5%)	1mo	$385,000	$266	66
3591 Route 66	0.51mi	2/1.0 (-1)	1,392 (+1%)	4mo	$230,000	$165	64
3790 Helensdale Ave	0.07mi	3/2.0	1,176 (-15%)	19mo	$279,900	$238	54
3807 Decker Blvd	0.41mi	3/2.5	1,556 (+13%)	10mo	$399,000	$256	48
3585 Hoonah Dr	0.60mi	3/2.0	1,500 (+9%)	11mo	$355,000	$237	46
2390 Hermits Way	0.38mi	2/1.0 (-1)	1,200 (-13%)	11mo	$293,000	$244	45
2389 Timberpark Loop	0.71mi	3/2.0	1,512 (+10%)	9mo	$390,000	$258	42
3885 sangria Ave	0.72mi	3/2.0	1,488 (+8%)	12mo	$440,000	$296	41

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 · 5.08% rent growth · sell at horizon

5-year hold

• IRR: -18.5%
• Equity multiple: 0.34×
• Total profit: $-63,947
• Equity at exit: $51,441

10-year hold

• IRR: -7.5%
• Equity multiple: 0.48×
• Total profit: $-49,765
• Equity at exit: $29,829

Cash invested: $96,600 (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 99705

• Home prices YoY: -21.2%
• Rents YoY: 5.1%
• Active inventory: 255
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,566 medium
• Mortgage (P&I): −$1,809
• Tax from tax record: −$286 /mo · $3,432/yr
• Insurance: −$144
• HOA: −$0
• Vacancy / Maint / Mgmt: −$539
• Net cashflow: $-212

Break-even live

Break-even rent $2,834

Max offer price $307,629

Occupancy floor —

Sensitivity live

Price	-10% $-16	-5% $-114	+0% $-212	+5% $-309	+10% $-407
Rent	-10% $-414	-5% $-313	+0% $-212	+5% $-110	+10% $-9
Rate	-1.0pp $-38	-0.5pp $-124	base $-212	+0.5pp $-301	+1.0pp $-392

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: $86,250
• Closing costs: $10,350
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-05-13
   status Pending 775-char remark
2. 2026-05-01
   listed $345,000 Active 775-char remark
3. 2024-09-09
   soldstatus
4. 2024-09-06
   soldstatus Closed 658-char remark

   Show marketing remark (658 chars)

   Nestled on a secluded lot, this delightful 3-bedroom, 2-bathroom home combines privacy with modern living. The tranquil, fully fenced, yard offers a serene outdoor space. With a one-car garage for storage and parking, convenience is key. Inside, luxury vinyl plank flooring extends throughout, enhanced by recent updates for a cozy touch of elegance. The main level seamlessly connects the kitchen/dining and living areas, with a powder room and laundry area. Upstairs features the primary bedroom, main bathroom, and two more spacious bedrooms. This residence is a perfect sanctuary for those desiring a cozy, comfortable home in a peaceful, quiet location.

5. 2024-05-04
   historical 658-char remark

   Show marketing remark (658 chars)

   Nestled on a secluded lot, this delightful 3-bedroom, 2-bathroom home combines privacy with modern living. The tranquil, fully fenced, yard offers a serene outdoor space. With a one-car garage for storage and parking, convenience is key. Inside, luxury vinyl plank flooring extends throughout, enhanced by recent updates for a cozy touch of elegance. The main level seamlessly connects the kitchen/dining and living areas, with a powder room and laundry area. Upstairs features the primary bedroom, main bathroom, and two more spacious bedrooms. This residence is a perfect sanctuary for those desiring a cozy, comfortable home in a peaceful, quiet location.

6. 2024-04-23
   listed $314,900 Active 658-char remark

   Show marketing remark (658 chars)

   Nestled on a secluded lot, this delightful 3-bedroom, 2-bathroom home combines privacy with modern living. The tranquil, fully fenced, yard offers a serene outdoor space. With a one-car garage for storage and parking, convenience is key. Inside, luxury vinyl plank flooring extends throughout, enhanced by recent updates for a cozy touch of elegance. The main level seamlessly connects the kitchen/dining and living areas, with a powder room and laundry area. Upstairs features the primary bedroom, main bathroom, and two more spacious bedrooms. This residence is a perfect sanctuary for those desiring a cozy, comfortable home in a peaceful, quiet location.

7. 2022-10-06
   soldstatus

   Show marketing remark (222 chars)

   This is a very nice family home that sits back from the road a ways to give it plenty of privacy. There is a blaze king wood stove, triple pane windows, and HRV. The back yard is also fully fenced if you have kids or dogs.

8. 2022-10-06
   soldstatus

   Show marketing remark (222 chars)

   This is a very nice family home that sits back from the road a ways to give it plenty of privacy. There is a blaze king wood stove, triple pane windows, and HRV. The back yard is also fully fenced if you have kids or dogs.

9. 2022-06-17
   listed $309,900

   Show marketing remark (222 chars)

   This is a very nice family home that sits back from the road a ways to give it plenty of privacy. There is a blaze king wood stove, triple pane windows, and HRV. The back yard is also fully fenced if you have kids or dogs.

10. 2019-05-03
    soldstatus
11. 2019-04-30
    soldstatus
12. 2019-03-02
    listed $224,900
13. 2019-03-01
    listed $224,900
14. 2016-06-09
    soldstatus
15. 2016-06-08
    soldstatus
16. 2016-03-11
    listed $199,900

ⓘ 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: $3,432 · $286/mo
• Projected year-2 tax: $3,768 · $314/mo
• Expected delta: +$337/yr (+$28/mo · 9.8%)

ⓘ 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: $30,796
• − Mortgage interest: −$19,325
• − Property taxes: −$3,432
• − Insurance: −$1,725
• − Repairs & maintenance: −$2,464
• − Management: −$2,464
• − Depreciation: −$10,036
• Taxable loss: −$8,650
• Est. tax savings @ 24.0%: +$2,076
• After-tax cash flow: $-463/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 — Badger

• Score: 63/100
• State rank: #49
• US rank: #15681

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Badger, AK
• County: Fairbanks North Star Borough · 69,381 people
• City population: 22,281
• Metro: Fairbanks, AK
• Population (ZIP): 21,769
• Household income: $96,964
• Rent vs Own: 23.1% rent · 76.9% own
• Severe rent burden: 237.0

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: Predominantly White (75%)
• Race & ethnicity: White 75% Two or more races 12% Hispanic / Latino 7% Native American 4% Black 1% Asian 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Italian 4% Portuguese 3% Scottish 3%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 93% English-only · French/Haitian/Cajun 1% Spanish 1% Tagalog/Filipino 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: ▼ -42.32%
• Current HPI: 157.102
• Rent YoY: ▲ 5.08%
• Metro: Fairbanks, AK
• State GDP YoY: —
• F500 in state: 0

Price history

+72.6% since first listed

16 events — show timeline

• 2026-05-13 Pending — AKMLS
• 2026-05-01 Listed $345,000 AKMLS
• 2024-09-09 Sold (Public Records) — Public Records
• 2024-09-06 Sold (MLS) — GFBR
• 2024-05-04 Delisted — GFBR
• 2024-04-23 Listed $314,900 GFBR
• 2022-10-06 Sold (Public Records) — Public Records
• 2022-10-06 Sold (MLS) — GFBR
• 2022-06-17 Listed $309,900 GFBR
• 2019-05-03 Sold (Public Records) — Public Records
• 2019-04-30 Sold (MLS) — GFBR
• 2019-03-02 Listed $224,900 GFBR
• 2019-03-01 Listed $224,900 AKMLS
• 2016-06-09 Sold (MLS) — GFBR
• 2016-06-08 Sold (Public Records) — Public Records
• 2016-03-11 Listed $199,900 GFBR

Property tax history

+1.2%/yr

Latest (2025): $3,432 · -16.8% YoY. Source: county tax records.