982 Clear St · Badger, AK 99705

$274,900

3 bd · 1.5 ba · 1,317 sqft · SingleFamily public records · 16 Days on market

Built 1975 0.72 ac lot Est $284k · at est.

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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).

• Cash flow +13.1/30.0
• ARV discount +9.0/15.0
• DSCR +3.9/10.0
• Rent growth +3.8/5.0
• Schools +3.6/10.0
• 1% rule +3.5/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Single story log home nestled gently in the welcoming woods of rural North Pole. Three bedrooms, two bathrooms and a one car garage await. New interior paint and flooring look and smell great! The yard is spacious and needs some TLC but in no time will be the perfect spot for enjoying our long summer days. Put up some firewood and be ready to stoke the woodstove in the living area and snuggle up with hot chocolate this winter!

Key facts

• Spacious yard
• 0.72 acre lot
• Garage

Tags

• SINGLE STORY LOG HOME
• SPACIOUS YARD
• WOODSTOVE IN LIVING AREA

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Home design: Single-family residential; Log construction; General Use District - 1 zoning
• Construction: Log construction
• Exterior features: Shingle roof

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Wood stove
• Interior features: Water softener; Crawl space basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-9 ($-113/yr) — negative.
• To cash-flow at today's rent, offer at most $273k (0.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (14.6% below list).
• Recommended offer: $235k (14.6% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.9% in Badger — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Ticasuk Brown Elementary (math 17% / reading 27%, grade F, #128 of 156 statewide, top 86%, 397 students, 41% 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); 248 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $8k 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 16 days — a 2% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $234,636 (14.6% 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. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 0.85% ✗
• Cap rate: 6.25%
• Cash-on-cash: -0.15%
• DSCR: 0.99
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $284,472
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
857 Faultline Ave	0.40mi	3/2.0	1,364 (+4%)	5mo	$234,000	$172	69
958 Clear St	0.08mi	3/1.0	1,398 (+6%)	20mo	$126,000	$90	68
1160 Rock Jasmine Ct	0.60mi	3/2.0	1,276 (-3%)	9mo	$355,000	$278	57
847 Faultline Ave	0.43mi	2/1.0 (-1)	1,368 (+4%)	13mo	$52,000	$38	56
1225 Indian Paint Brush Ct	0.61mi	3/2.5	1,431 (+9%)	8mo	$389,900	$272	46
1155 Choctaw Rd	0.72mi	3/1.0	1,240 (-6%)	14mo	$259,000	$209	43
1147 Holmes Rd	0.61mi	3/2.0	1,508 (+14%)	9mo	$325,000	$216	38
1189 Groundsel Ave	0.71mi	3/2.0	1,508 (+14%)	14mo	$414,900	$275	29
1110 Glenn St	0.73mi	3/2.0	1,144 (-13%)	17mo	$280,000	$245	28

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: -14.3%
• Equity multiple: 0.48×
• Total profit: $-40,122
• Equity at exit: $40,988

10-year hold

• IRR: -2.5%
• Equity multiple: 0.82×
• Total profit: $-14,198
• Equity at exit: $23,768

Cash invested: $76,972 (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 99705

• Home prices YoY: -21.2%
• Rents YoY: 5.1%
• Active inventory: 248
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,346 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$307 /mo · $3,683/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $-9

Break-even live

Break-even rent $2,358

Max offer price $273,232

Occupancy floor 95%

Sensitivity live

Price	-10% $146	-5% $68	+0% $-9	+5% $-87	+10% $-165
Rent	-10% $-195	-5% $-102	+0% $-9	+5% $83	+10% $176
Rate	-1.0pp $129	-0.5pp $60	base $-9	+0.5pp $-81	+1.0pp $-153

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: $68,725
• Closing costs: $8,247
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1278 Still Valley Rd #2 North Pole, AK	2.0	1.0	900	$1,600	$1.78	44d	1	1.04mi

Listing history 13 events

1. 2026-06-19
   days on market $274,900 Active 16 DOM
2. 2026-06-18
   days on market $274,900 Active 15 DOM
3. 2026-06-17
   price $274,900 Active 14 DOM
4. 2026-06-17
   days on market $284,900 Active 14 DOM
5. 2026-06-16
   days on market $284,900 Active 13 DOM
6. 2026-06-15
   days on market $284,900 Active 12 DOM
7. 2026-06-14
   days on market $284,900 Active 10 DOM
8. 2026-06-13
   days on market $284,900 Active 9 DOM
9. 2026-06-10
   pricedays on market $284,900 Active 7 DOM
10. 2026-06-09
    days on market $294,900 Active 6 DOM
11. 2026-06-08
    days on market $294,900 Active 5 DOM
12. 2026-06-05
    remarks 430-char remark
13. 2026-06-05
    listed $294,900 Active 1 DOM

ⓘ 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: $3,683 · $307/mo
• Projected year-2 tax: $3,683 · $307/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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🫁 Air quality 1/10 Low

Taxation est. · year 1

• Rental income: $28,156
• − Mortgage interest: −$15,399
• − Property taxes: −$3,683
• − Insurance: −$1,374
• − Repairs & maintenance: −$2,253
• − Management: −$2,253
• − Depreciation: −$7,997
• Taxable loss: −$4,802
• Est. tax savings @ 24.0%: +$1,152
• After-tax cash flow: $1,039/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

+63.9% since first listed

4 events — show timeline

• 2026-06-04 Listed $294,900 GFBR
• 2011-09-09 Sold (Public Records) — Public Records
• 2011-08-03 Listed $179,900 AKMLS
• 2011-08-03 Listed $179,900 AKMLS

Property tax history

+3.3%/yr

Latest (2025): $3,683 · +4.9% YoY. Source: county tax records.