L17 Old School Rd · Tazlina, AK 99588

$79,999

2 bd · 1.0 ba · 1,400 sqft · SingleFamily · 72 Days on market

Built 1997 Fair condition 1.70 ac lot $57/sqft · 79% below area ↓ 60% since listing

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Why this score? — see what drove the B 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +3.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Amazing opportunity to have a great investment property in the heart of the Copper Valley! Close to hunting and fishing! This 1400 sf house has a HUGE garage with 3 sections and a tremendous loft for storage for all of your toys. Flat, usable 1.7 acre corner lot near the Tazlina river, there is lots of privacy for gardening; a large garden and attached 324 sf greenhouse/sunroom. 2 bedrooms upstair as well as a very open living room/kitchen downstairs. Kitchen cabinets and stairs are all handcrafted. This house is a bargain but does need some work to the roof/ceiling as well as the utility water system. Seller hauled own drinking water from the local well in Tazlina. Wood stove and Toyo Stove for heat, as well as electricity and internet. A rare find for this price. Selling AS IS. No property taxes in the Copper Valley!! World famous Copper River Salmon just a half hour away. A hunters/fishers/outdoors enthusiast paradise! Use it as a getaway cabin or live in it year-round. A must see!! Centrally located: -2 hours to Valdez -20 minutes to Glennallen -4 hours to Kennecott/McCarthy -3 hours to Anchorage -Walking distance to the Tazlina River

Key facts

• Tremendous loft
• Huge garage
• Large garden

Tags

• HUGE GARAGE
• TREMENDOUS LOFT
• 1.7 ACRE CORNER LOT
• LARGE GARDEN
• ATTACHED GREENHOUSE
• HANDCRAFTED KITCHEN CABINETS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $466 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#66 in AK) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: cost of living C-, health & safety C-, schools F.
• Copper River School District (rural): math 38% / reading 46% proficiency, ranked #19 of 53 in AK (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 33 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($553 loan paydown + $2k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($75k) 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.

Recommended offer $75,199 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.61% ✓
• Cap rate: 13.29%
• Cash-on-cash: 24.99%
• DSCR: 2.11
• GRM: 5.2

CMA / ARV

• ARV (median comp): $372,212
• List price: $79,999
• Delta: -78.51%
• Verdict: UNDERPRICED
• Comps: 5 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
L9 B3 Chichokna Rd	0.64mi	2/1.0	1,300 (-7%)	10mo	$117,900	$91	50

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.1%
• Equity multiple: 2.76×
• Total profit: $39,368
• Equity at exit: $35,971

10-year hold

• IRR: 31.4%
• Equity multiple: 5.40×
• Total profit: $98,545
• Equity at exit: $55,436

Cash invested: $22,400 (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 99588

• Active inventory: 33
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,290 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $466

Break-even live

Break-even rent $700

Max offer price $79,999

Occupancy floor 59%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $79,999 Active 72 DOM
2. 2026-06-18
   days on market $79,999 Active 71 DOM
3. 2026-06-17
   days on market $79,999 Active 70 DOM
4. 2026-06-16
   days on market $79,999 Active 69 DOM
5. 2026-06-15
   days on market $79,999 Active 68 DOM
6. 2026-06-14
   days on market $79,999 Active 66 DOM
7. 2026-06-12
   days on market $79,999 Active 65 DOM
8. 2026-06-09
   days on market $79,999 Active 62 DOM
9. 2026-06-08
   days on market $79,999 Active 61 DOM
10. 2026-06-07
    days on market $79,999 Active 60 DOM
11. 2026-06-04
    days on market $79,999 Active 56 DOM
12. 2026-06-02
    days on market $79,999 Active 55 DOM
13. 2026-06-01
    days on market $79,999 Active 54 DOM
14. 2026-05-31
    days on market $79,999 Active 53 DOM
15. 2026-05-31
    days on market $79,999 Active 52 DOM
16. 2026-04-08
    listed $79,999 Active 1156-char remark

    Show marketing remark (1156 chars)

    Amazing opportunity to have a great investment property in the heart of the Copper Valley! Close to hunting and fishing! This 1400 sf house has a HUGE garage with 3 sections and a tremendous loft for storage for all of your toys. Flat, usable 1.7 acre corner lot near the Tazlina river, there is lots of privacy for gardening; a large garden and attached 324 sf greenhouse/sunroom. 2 bedrooms upstair as well as a very open living room/kitchen downstairs. Kitchen cabinets and stairs are all handcrafted. This house is a bargain but does need some work to the roof/ceiling as well as the utility water system. Seller hauled own drinking water from the local well in Tazlina. Wood stove and Toyo Stove for heat, as well as electricity and internet. A rare find for this price. Selling AS IS. No property taxes in the Copper Valley!! World famous Copper River Salmon just a half hour away. A hunters/fishers/outdoors enthusiast paradise! Use it as a getaway cabin or live in it year-round. A must see!! Centrally located: -2 hours to Valdez -20 minutes to Glennallen -4 hours to Kennecott/McCarthy -3 hours to Anchorage -Walking distance to the Tazlina River

17. 2025-10-12
    price $99,900
18. 2025-08-29
    price $125,000
19. 2025-08-04
    price $150,000
20. 2025-07-17
    price $175,000
21. 2025-06-20
    listed $199,900 Active

ⓘ 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: $15,484
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$1,239
• − Management: −$1,239
• − Depreciation: −$2,327
• Taxable income: $4,598
• Est. tax owed @ 24.0%: −$1,103
• After-tax cash flow: $4,494/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 · 12 photos

Fair 45/100 Moderate rehab

This property requires moderate renovations, focusing on the roof/ceiling and utility water system. Painting the exterior and landscaping will significantly enhance its curb appeal and value.

Repairs flagged

• Major roof/ceiling — No visible damage
• Major utility water system — No visible damage

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace HVAC system — Improves comfort and energy efficiency
• Both Landscaping — Enhances curb appeal and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof/ceiling · No visible damage	Major	$15,000–50,000
utility water system · No visible damage	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace HVAC system — Improves comfort and energy efficiency ↑
• Both Landscaping — Enhances curb appeal and value ↑

ⓘ 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: Copper River School District
• NCES district ID: 0200070
• Math proficiency: 38% ▲ 1.00%
• Reading proficiency: 46% ▼ -4.00%
• Median HH income: $50,446
• Composite: 38.52/100
• National rank: #8449
• State rank: #19 of 53 in AK

Livability — Tazlina

• Score: 61/100
• State rank: #66
• US rank: #17602

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tazlina, AK
• Population (ZIP): 1,138

Population outlook (Copper River County) Hauer SSP2

• By 2040: 2,674

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 57% Native American 28% Two or more races 11% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 7% Cuban 2%
• Common ancestry: Slovak 6% Portuguese 4% Danish 1%
• Foreign-born: 1% · South Korea, Canada
• Languages at home: 93% English-only · Spanish 1%

Not yet ingested

• Political lean: —
• Civics: —

Market trends

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

Price history

-60.0% since first listed

6 events — show timeline

• 2026-04-08 Listed $79,999 AKMLS
• 2025-10-12 Price Changed $99,900 AKMLS
• 2025-08-29 Price Changed $125,000 AKMLS
• 2025-08-04 Price Changed $150,000 AKMLS
• 2025-07-17 Price Changed $175,000 AKMLS
• 2025-06-20 Listed $199,900 AKMLS