20101 S Cohoe Loop Rd · Cohoe, AK 99610

$140,000

3 bd · 2.0 ba · 1,797 sqft · SingleFamily · 7 Days on market

Built 1982 Poor condition 12 ac lot $78/sqft · 39% below area Est $229k · 39% under

---

Why this score? — see what drove the A- 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
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• Appreciation +6.6/10.0
• Schools +3.7/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks

Spacious 11.62 Acre property on S Cohoe Loop features power, circle driveway, well and large 672 sqft detached garage/shop plus 3 bonus outbuildings! Old modular home is in rough shape. Plumbing and other systems condition are unknown. Power is currently on! Large cleared area behind M/home and lots of big beautiful trees on site. Lots of potential with this property! being sold AS-IS. See Multiple offer form in the documents section.

Key facts

• 3 bonus outbuildings
• Cleared area
• 11.62 acre property

Tags

• 11.62 ACRE PROPERTY
• CIRCLE DRIVEWAY
• WELL
• DETACHED GARAGE
• 3 BONUS OUTBUILDINGS
• CLEARED AREA

Property features AI

Exterior

• Parking: 1 garage space; No carport
• Utilities: Sewer: Unknown
• Home design: Residential property; Mobile/modular home; Not new construction; Not attached to other units
• Construction: Built in 1982; Other foundation
• Exterior features: Metal roof; Paved road access; 11.62-acre lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Total of 0 listed additional rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $620 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).

Location & tenants

• Location reads 60/100 on livability (#79 in AK) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living B+, crime B; Watch: health & safety C-, amenities F, commute F.
• Kenai Peninsula Borough School District (rural): math 35% / reading 48% proficiency, ranked #8 of 21 in AK (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Tustumena Elementary (math 32% / reading 47%, grade F, #75 of 156 statewide, top 52%, 135 students, 47% FRL); Skyview Middle School (math 32% / reading 50%, grade F, #15 of 36 statewide, top 40%, 374 students, 38% FRL); Soldotna High School (math 27% / reading 37%, grade F, #33 of 61 statewide, top 57%, 707 students, 26% FRL).
• Market conditions: 66 active listings in the ZIP; 152 units permitted in Kenai Peninsula Borough in 2024 (20 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($968 loan paydown + $4k appreciation (3.2% local appreciation)).
• Kenai Peninsula County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.2% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $140,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-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. 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.
5. 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.
6. 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: 1.44% ✓
• Cap rate: 11.61%
• Cash-on-cash: 18.99%
• DSCR: 1.85
• GRM: 5.8

CMA / ARV

• ARV (median comp): $228,959
• List price: $140,000
• Delta: -38.85%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20101 S Cohoe Loop Rd	0.00mi	3/2.0	1,797 (0%)	1mo	$140,000	$78	99

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.18% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.7%
• Equity multiple: 2.47×
• Total profit: $57,731
• Equity at exit: $64,350

10-year hold

• IRR: 26.3%
• Equity multiple: 4.79×
• Total profit: $148,575
• Equity at exit: $100,274

Cash invested: $39,200 (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 99610

• Home prices YoY: 1.8%
• Active inventory: 66
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,010 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $620

Break-even live

Break-even rent $1,225

Max offer price $140,000

Occupancy floor 64%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-13
   status Pending 438-char remark
2. 2026-05-05
   listed $140,000 Active 438-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🫁 Air quality 1/10 Low

Taxation est. · year 1

• Rental income: $24,122
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$700
• − Repairs & maintenance: −$1,930
• − Management: −$1,930
• − Depreciation: −$4,073
• Taxable income: $5,547
• Est. tax owed @ 24.0%: −$1,331
• After-tax cash flow: $6,115/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.

Condition & rehab AI · 13 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and updates to bring it up to modern standards, significantly impacting its resale and rental value.

Repairs flagged

• Major Exterior siding — Damaged and peeling
• Major Roof — Appears old and weathered
• Major Flooring — Worn and uneven
• Major Interior walls — Damaged and paint peeling
• Major Plumbing and other systems — Condition unknown

Value-add opportunities

• Resale New exterior siding — Improves curb appeal and home value
• Resale New roof — Enhances home's durability and appeal
• Resale New flooring — Improves home's livability and appeal
• Resale New interior walls and paint — Enhances home's livability and appeal
• Resale Plumbing and other systems upgrades — Ensures home's functionality and safety

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Damaged and peeling	Major	$15,000–50,000
Roof · Appears old and weathered	Major	$15,000–50,000
Flooring · Worn and uneven	Major	$15,000–50,000
Interior walls · Damaged and paint peeling	Major	$15,000–50,000
Plumbing and other systems · Condition unknown	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Resale New exterior siding — Improves curb appeal and home value ↑
• Resale New roof — Enhances home's durability and appeal ↑
• Resale New flooring — Improves home's livability and appeal ↑
• Resale New interior walls and paint — Enhances home's livability and appeal ↑
• Resale Plumbing and other systems upgrades — Ensures home's functionality and safety ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Kenai Peninsula Borough School District
• NCES district ID: 0200390
• Math proficiency: 35% ▼ -6.00%
• Reading proficiency: 48% ▲ 1.00%
• Median HH income: $60,704
• Composite: 36.71/100
• National rank: #4594
• State rank: #8 of 21 in AK

Livability — Cohoe

• Score: 60/100
• State rank: #79
• US rank: #18781

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cohoe, AK
• City population: 2,307
• Population (ZIP): 2,307

Population outlook (Kenai Peninsula County) Hauer SSP2

• Today (2025): 63,736 people
• By 2030: 66,260 · +4.0%
• By 2040: 70,449 · +10.5%
• By 2050: 74,414 · +16.8%
• By 2075: 87,508 · +37.3%
• By 2100: 95,360 · +49.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Two or more races 13% Native American 7% Hispanic / Latino 3% Asian 2%
• Common ancestry: Scotch-Irish 5% Slovak 5% Italian 4%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 2% French/Haitian/Cajun 1% Tagalog/Filipino 1%

Political lean MEDSL · Kenai Peninsula

• 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: ▲ 3.18%
• Current HPI: 179.9587
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

3 events — show timeline

• 2026-05-29 Sold (MLS) — AKMLS
• 2026-05-13 Pending — AKMLS
• 2026-05-05 Listed $140,000 AKMLS