1398 E Broadway Ave · Unalaska, AK 99685

$465,000

6 bd · 4.0 ba · 2,940 sqft · MultiFamily · 258 Days on market

Built 2014 ↓ 19% since listing

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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 +8.8/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +4.9/10.0
• Livability +3.1/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Great Investment Opportunity or perfect if you are looking for Company housing. Well maintained Duplex with good rental history. 3 bedroom,2 bath each side. Each unit has their own washer and dryer. Call today to set up your showing.

Key facts

• Rental history
• Washer and dryer
• Duplex

Tags

• DUPLEX
• RENTAL HISTORY
• WASHER AND DRYER

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $465k.

Deal economics

• At list price, monthly cash flow is $-385 ($-5k/yr) — negative. Per door: $-192/mo.
• To cash-flow at today's rent, offer at most $409k (12.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $358k (23.0% below list).
• Recommended offer: $358k (23.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#55 in AK) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: health & safety C-, schools D+, amenities F.
• Unalaska City School District (rural): math 49% / reading 54% proficiency, ranked #4 of 53 in AK (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Market conditions: 6 active listings in the ZIP.

Forward outlook

• In year one you build about $17k of equity ($3k loan paydown + $14k appreciation (3.0% local appreciation)).
• Aleutians West County population projected at +60% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 258 days — a 12% lower offer ($409k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts; this cycle's ask has dropped $100k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $358,100 (23.0% 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 258 days. Have you received any prior offers? Is the seller open to a 23% 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. 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?
9. 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.
10. 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.
11. 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: 0.77% ✗
• Cap rate: 5.30%
• Cash-on-cash: -3.54%
• DSCR: 0.84
• GRM: 10.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 4.2%
• Equity multiple: 1.24×
• Total profit: $31,580
• Equity at exit: $209,084

10-year hold

• IRR: 7.4%
• Equity multiple: 2.13×
• Total profit: $146,890
• Equity at exit: $322,224

Cash invested: $130,200 (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 99685

• Active inventory: 6
• Price-to-rent: 21.6×

Monthly cashflow live

• Estimated rent: $3,581 medium
• Mortgage (P&I): −$2,439
• Tax est. 1.5%: −$581 /mo · $6,975/yr
• Insurance: −$194
• HOA: −$0
• Vacancy / Maint / Mgmt: −$752
• Net cashflow: $-385

Break-even live

Break-even rent $4,068

Max offer price $409,359

Occupancy floor —

Sensitivity live

Price	-10% $-63	-5% $-224	+0% $-385	+5% $-545	+10% $-706
Rent	-10% $-667	-5% $-526	+0% $-385	+5% $-243	+10% $-102
Rate	-1.0pp $-150	-0.5pp $-266	base $-385	+0.5pp $-505	+1.0pp $-628

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$3,582
Total (2 units)			$3,581

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: $116,250
• Closing costs: $13,950
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-19
   days on market $465,000 Active 258 DOM
2. 2026-06-18
   days on market $465,000 Active 257 DOM
3. 2026-06-17
   days on market $465,000 Active 256 DOM
4. 2026-06-16
   days on market $465,000 Active 255 DOM
5. 2026-06-15
   days on market $465,000 Active 254 DOM
6. 2026-06-14
   days on market $465,000 Active 252 DOM
7. 2026-06-12
   days on market $465,000 Active 251 DOM
8. 2026-06-09
   days on market $465,000 Active 248 DOM
9. 2026-06-08
   days on market $465,000 Active 247 DOM
10. 2026-06-07
    days on market $465,000 Active 246 DOM
11. 2026-06-04
    days on market $465,000 Active 242 DOM
12. 2026-06-02
    days on market $465,000 Active 241 DOM
13. 2026-06-01
    days on market $465,000 Active 240 DOM
14. 2026-05-31
    days on market $465,000 Active 239 DOM
15. 2026-05-31
    days on market $465,000 Active 238 DOM
16. 2026-05-20
    price $465,000 233-char remark

    Show marketing remark (235 chars)

    Great Investment Opportunity or perfect if you are looking for Company housing. Well maintained Duplex with good rental history. 3 bedroom, 2 bath each side. Each unit has their own washer and dryer. Call today to set up your showing.

17. 2026-05-20
    price $465,000 235-char remark

    Show marketing remark (235 chars)

    Great Investment Opportunity or perfect if you are looking for Company housing. Well maintained Duplex with good rental history. 3 bedroom, 2 bath each side. Each unit has their own washer and dryer. Call today to set up your showing.

18. 2026-03-26
    status Active 233-char remark

    Show marketing remark (233 chars)

    Great Investment Opportunity or perfect if you are looking for Company housing. Well maintained Duplex with good rental history. 3 bedroom,2 bath each side. Each unit has their own washer and dryer. Call today to set up your showing.

19. 2026-03-10
    status Active 233-char remark

    Show marketing remark (233 chars)

    Great Investment Opportunity or perfect if you are looking for Company housing. Well maintained Duplex with good rental history. 3 bedroom,2 bath each side. Each unit has their own washer and dryer. Call today to set up your showing.

20. 2026-01-07
    status Active 235-char remark

    Show marketing remark (235 chars)

    Great Investment Opportunity or perfect if you are looking for Company housing. Well maintained Duplex with good rental history. 3 bedroom, 2 bath each side. Each unit has their own washer and dryer. Call today to set up your showing.

21. 2025-12-19
    price $485,000 235-char remark

    Show marketing remark (233 chars)

    Great Investment Opportunity or perfect if you are looking for Company housing. Well maintained Duplex with good rental history. 3 bedroom,2 bath each side. Each unit has their own washer and dryer. Call today to set up your showing.

22. 2025-12-19
    price $485,000 233-char remark

    Show marketing remark (233 chars)

    Great Investment Opportunity or perfect if you are looking for Company housing. Well maintained Duplex with good rental history. 3 bedroom,2 bath each side. Each unit has their own washer and dryer. Call today to set up your showing.

23. 2025-09-27
    price $535,000 233-char remark

    Show marketing remark (235 chars)

    Great Investment Opportunity or perfect if you are looking for Company housing. Well maintained Duplex with good rental history. 3 bedroom, 2 bath each side. Each unit has their own washer and dryer. Call today to set up your showing.

24. 2025-09-27
    price $535,000 235-char remark

    Show marketing remark (235 chars)

    Great Investment Opportunity or perfect if you are looking for Company housing. Well maintained Duplex with good rental history. 3 bedroom, 2 bath each side. Each unit has their own washer and dryer. Call today to set up your showing.

25. 2025-08-05
    price $545,000 233-char remark

    Show marketing remark (235 chars)

    Great Investment Opportunity or perfect if you are looking for Company housing. Well maintained Duplex with good rental history. 3 bedroom, 2 bath each side. Each unit has their own washer and dryer. Call today to set up your showing.

26. 2025-08-05
    price $545,000 235-char remark

    Show marketing remark (235 chars)

    Great Investment Opportunity or perfect if you are looking for Company housing. Well maintained Duplex with good rental history. 3 bedroom, 2 bath each side. Each unit has their own washer and dryer. Call today to set up your showing.

27. 2025-07-26
    status Active 235-char remark

    Show marketing remark (235 chars)

    Great Investment Opportunity or perfect if you are looking for Company housing. Well maintained Duplex with good rental history. 3 bedroom, 2 bath each side. Each unit has their own washer and dryer. Call today to set up your showing.

28. 2025-07-25
    status Active 233-char remark

    Show marketing remark (233 chars)

    Great Investment Opportunity or perfect if you are looking for Company housing. Well maintained Duplex with good rental history. 3 bedroom,2 bath each side. Each unit has their own washer and dryer. Call today to set up your showing.

29. 2025-03-25
    price $565,000 235-char remark

    Show marketing remark (235 chars)

    Great Investment Opportunity or perfect if you are looking for Company housing. Well maintained Duplex with good rental history. 3 bedroom, 2 bath each side. Each unit has their own washer and dryer. Call today to set up your showing.

30. 2025-02-17
    listed $565,000 Active 233-char remark

    Show marketing remark (233 chars)

    Great Investment Opportunity or perfect if you are looking for Company housing. Well maintained Duplex with good rental history. 3 bedroom,2 bath each side. Each unit has their own washer and dryer. Call today to set up your showing.

31. 2025-02-16
    listed $575,000 Active 235-char remark

    Show marketing remark (235 chars)

    Great Investment Opportunity or perfect if you are looking for Company housing. Well maintained Duplex with good rental history. 3 bedroom, 2 bath each side. Each unit has their own washer and dryer. Call today to set up your showing.

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

Taxation est. · year 1

• Rental income: $42,972
• − Mortgage interest: −$26,047
• − Property taxes: −$6,975
• − Insurance: −$2,325
• − Repairs & maintenance: −$3,438
• − Management: −$3,438
• − Depreciation: −$13,527
• Taxable loss: −$12,778
• Est. tax savings @ 24.0%: +$3,067
• After-tax cash flow: $-1,548/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: Unalaska City School District
• NCES district ID: 0200720
• Math proficiency: 49% ▼ -6.00%
• Reading proficiency: 54% ▼ -1.00%
• Median HH income: $85,365
• Composite: 49.35/100
• National rank: #4335
• State rank: #4 of 53 in AK

Livability — Unalaska

• Score: 62/100
• State rank: #55
• US rank: #16256

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Unalaska, AK
• City population: 4,430
• Population (ZIP): 3,690

Population outlook (Aleutians West County) Hauer SSP2

• Today (2025): 7,202 people
• By 2030: 8,060 · +11.9%
• By 2040: 9,789 · +35.9%
• By 2050: 11,484 · +59.5%
• By 2075: 15,605 · +116.7%
• By 2100: 18,578 · +158.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: Asian 44% White 22% Hispanic / Latino 15% Two or more races 14% Black 6% Native American 3% Pacific Islander 2%
• Hispanic origin (detail): Mexican 12% Cuban 2%
• Common ancestry: Italian 5% Ukrainian 4% Lithuanian 2%
• Foreign-born: 49% · Canada, Vietnam, South Korea
• Languages at home: 41% English-only · Tagalog/Filipino 28% Spanish 10% Other Asian/Pacific 7%

Political lean MEDSL · Aleutians West

• 2024 margin: D (+15.3) · D 57.6% · R 42.4%
• 2016→2024 swing: +30.4pp toward D · 2016: -15.2pp · 2024: 15.3pp
• All cycles: 2024: D+15.3 2016: R+15.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-19.1% since first listed

16 events — show timeline

• 2026-05-20 Price Changed $465,000 AKMLS
• 2026-05-20 Price Changed $465,000 SEABR
• 2026-03-26 Relisted — AKMLS
• 2026-03-10 Relisted — AKMLS
• 2026-01-07 Relisted — SEABR
• 2025-12-19 Price Changed $485,000 SEABR
• 2025-12-19 Price Changed $485,000 AKMLS
• 2025-09-27 Price Changed $535,000 AKMLS
• 2025-09-27 Price Changed $535,000 SEABR
• 2025-08-05 Price Changed $545,000 AKMLS
• 2025-08-05 Price Changed $545,000 SEABR
• 2025-07-26 Relisted — SEABR
• 2025-07-25 Relisted — AKMLS
• 2025-03-25 Price Changed $565,000 SEABR
• 2025-02-17 Listed $565,000 AKMLS
• 2025-02-16 Listed $575,000 SEABR