1615 #5 Halibut Point Rd · Sitka, AK 99835

$150,000

3 bd · 1.0 ba · 869 sqft · Manufactured · 201 Days on market

Built 1967

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Why this score? — see what drove the C 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 +23.4/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Schools +5.0/10.0
• Livability +4.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Mobile Home with Mountain and Harbor Views! Conveniently located in Teachers Mobile Home Park, enjoy up front water views. Thoughtful modifications expand and enhance the living space, all under an asphalt shingle roof. Enjoy sweeping views of the harbor and surrounding mountains from inside or while relaxing on the deck. The fully equipped kitchen provides everything you need, and the entry area includes extra storage along with a washer and dryer for added convenience. A heat pump and forced-air heating system keep the home comfortable year-round. Monthly space rent is $408 mo. Receive a 5% discount for annual payment ($389mo. )

Key facts

• Extra storage
• Heat pump
• Washer and dryer

Tags

• MOUNTAIN AND HARBOR VIEWS
• FULLY EQUIPPED KITCHEN
• EXTRA STORAGE
• WASHER AND DRYER
• HEAT PUMP
• FORCED-AIR HEATING SYSTEM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $210 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 86/100 on livability (#1 in AK, #425 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A+; Watch: cost of living F.
• Market conditions: 43 active listings in the ZIP; 11 units permitted in Sitka City and Borough in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 201 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 201 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.11% ✓
• Cap rate: 8.50%
• Cash-on-cash: 7.90%
• DSCR: 1.35
• GRM: 7.5

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: -7.0%
• Equity multiple: 0.74×
• Total profit: $-10,867
• Equity at exit: $22,365

10-year hold

• IRR: 2.7%
• Equity multiple: 1.19×
• Total profit: $8,026
• Equity at exit: $12,969

Cash invested: $42,000 (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 99835

• Active inventory: 43
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,662 medium
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $210

Break-even live

Break-even rent $1,396

Max offer price $150,000

Occupancy floor 82%

Sensitivity live

Price	-10% $314	-5% $262	+0% $210	+5% $158	+10% $106
Rent	-10% $79	-5% $144	+0% $210	+5% $276	+10% $341
Rate	-1.0pp $286	-0.5pp $248	base $210	+0.5pp $171	+1.0pp $132

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-01
   days on market $150,000 Active 201 DOM
2. 2026-05-31
   days on market $150,000 Active 200 DOM
3. 2026-05-31
   days on market $150,000 Active 199 DOM
4. 2026-02-12
   status Active 638-char remark

   Show marketing remark (638 chars)

   Mobile Home with Mountain and Harbor Views! Conveniently located in Teachers Mobile Home Park, enjoy up front water views. Thoughtful modifications expand and enhance the living space, all under an asphalt shingle roof. Enjoy sweeping views of the harbor and surrounding mountains from inside or while relaxing on the deck. The fully equipped kitchen provides everything you need, and the entry area includes extra storage along with a washer and dryer for added convenience. A heat pump and forced-air heating system keep the home comfortable year-round. Monthly space rent is $408 mo. Receive a 5% discount for annual payment ($389mo. )

5. 2026-02-08
   status Pending 638-char remark

   Show marketing remark (638 chars)

   Mobile Home with Mountain and Harbor Views! Conveniently located in Teachers Mobile Home Park, enjoy up front water views. Thoughtful modifications expand and enhance the living space, all under an asphalt shingle roof. Enjoy sweeping views of the harbor and surrounding mountains from inside or while relaxing on the deck. The fully equipped kitchen provides everything you need, and the entry area includes extra storage along with a washer and dryer for added convenience. A heat pump and forced-air heating system keep the home comfortable year-round. Monthly space rent is $408 mo. Receive a 5% discount for annual payment ($389mo. )

6. 2025-11-06
   listed $150,000 Active 638-char remark

   Show marketing remark (638 chars)

   Mobile Home with Mountain and Harbor Views! Conveniently located in Teachers Mobile Home Park, enjoy up front water views. Thoughtful modifications expand and enhance the living space, all under an asphalt shingle roof. Enjoy sweeping views of the harbor and surrounding mountains from inside or while relaxing on the deck. The fully equipped kitchen provides everything you need, and the entry area includes extra storage along with a washer and dryer for added convenience. A heat pump and forced-air heating system keep the home comfortable year-round. Monthly space rent is $408 mo. Receive a 5% discount for annual payment ($389mo. )

ⓘ 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 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🫁 Air quality 1/10 Low

Taxation est. · year 1

• Rental income: $19,945
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$1,547
• − Repairs & maintenance: −$1,596
• − Management: −$1,596
• − Depreciation: −$4,364
• Taxable income: $190
• Est. tax owed @ 24.0%: −$46
• After-tax cash flow: $2,474/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)

No district data.

Livability — Sitka

• Score: 86/100
• State rank: #1
• US rank: #425

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sitka, AK
• City population: 8,393
• Population (ZIP): 8,393

Population outlook (Sitka County) Hauer SSP2

• Today (2025): 9,189 people
• By 2030: 9,264 · +0.8%
• By 2040: 9,254 · +0.7%
• By 2050: 9,225 · +0.4%
• By 2075: 9,386 · +2.1%
• By 2100: 9,164 · -0.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 60% Two or more races 19% Native American 9% Asian 7% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 5% Lithuanian 3% Italian 3%
• Foreign-born: 9% · Canada
• Languages at home: 87% English-only · Spanish 4% Tagalog/Filipino 4% Other Asian/Pacific 2%

Political lean MEDSL · Sitka

• 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: ▼ -193.94%
• Current HPI: 112.4336
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

3 events — show timeline

• 2026-02-12 Relisted — SEABR
• 2026-02-08 Pending — SEABR
• 2025-11-06 Listed $150,000 SEABR