Is 1582 Partrow Ln in Badger, AK a good investment?

CashFlowRE grades it F with a 3.8% cap rate and $-684/mo modeled cash flow at a $334,950 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 1582 Partrow Ln?

The modeled cap rate is 3.8% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $2,223/month, from CashFlowRE's rent model.

F Composite 33.1

Why this score? — see what drove the F 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).

ARV discount +11.8/15.0
Cash flow +5.7/30.0
Condition / age +4.0/5.0
Rent growth +3.8/5.0
Livability +3.2/5.0
Schools +3.0/10.0
1% rule +1.6/10.0
DSCR +0.1/10.0
Appreciation +0.0/10.0

$334,950

1582 Partrow Ln · Badger, AK 99705

3 bd · 2.0 ba · 1,256 sqft · SingleFamily · 49 Days on market

Built 2017 Good condition 8,593 sqft lot 2-car garage $267/sqft · 9% below area Est $370k · 9% under $125/mo HOA · 6% of rent ↓ 46% since listing

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

Welcome to 1582 Partow Ln. , a 2017-built gem offering modern comforts and a well-thought-out design in North Pole. This 1,250 sq. ft. home features 3 bedrooms, 2 bathrooms, and an attached 492 sq. ft. two-car garage, ideal for those seeking both style and functionality. Located in a quiet, family-friendly neighborhood, this home offers a peaceful retreat while maintaining easy access to local amenities. As you step through the front door, you’re greeted by a bright, welcoming entryway that leads you into the heart of the home.

Key facts

En suite bathroom
Ample counter space
Two-car garage

What this means for you Summary

Snapshot

This is a 3-bed/2.0-bath single-family listed at $335k. Condition is rated good.

Deal economics

At list price, monthly cash flow is $-684 ($-8k/yr) — negative.
To cash-flow at today's rent, offer at most $236k (29.5% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (33.6% below list).
Recommended offer: $222k (33.6% below list) — sets the bar for 1% rule.

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); 480 active listings in the ZIP; 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 $10k 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 49 days — a 3% lower offer ($325k) is reasonable based on typical stale-listing flexibility.
2 sale attempts since 8y ago 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 $222,253 (33.6% below list)

Questions for the listing agent

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?
It's been on market 49 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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?
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?
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.
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.
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: 0.66% ✗
Cap rate: 3.84%
Cash-on-cash: -8.75%
DSCR: 0.61
GRM: 12.6

CMA / ARV

ARV (median comp): $369,995
List price: $334,950
Delta: -9.47%
Verdict: FAIR
Comps: 18 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1586 Partow Ln	0.01mi	3/2.0	1,256 (0%)	5mo	$325,000	$259	96
2331 Dassel Ct	1.07mi	3/2.0	1,232 (-2%)	4mo	$260,000	$211	58
1511 Secluded Dr	0.38mi	3/2.0	1,419 (+13%)	3mo	$443,000	$312	58
2441 Baby Bell Dr	1.09mi	3/2.0	1,200 (-4%)	11mo	$339,900	$283	48
1715 Dallas Dr	0.76mi	3/2.0	1,400 (+12%)	1mo	$425,000	$304	45
2310 Bradway Rd	0.91mi	3/2.0	1,344 (+7%)	10mo	$336,000	$250	45
1370 Ric Dr	1.00mi	3/2.0	1,364 (+9%)	9mo	$359,000	$263	43
2355 Payton Ave	0.87mi	3/2.0	1,472 (+17%)	1mo	$444,900	$302	39
2134 Noah Ct	0.89mi	3/2.0	1,454 (+16%)	2mo	$315,000	$217	38
2522 Baby Bell Dr	1.01mi	3/2.0	1,126 (-10%)	12mo	$335,000	$298	38
1306 Hartzog Loop	0.86mi	3/2.0	1,008 (-20%)	10mo	$180,000	$179	32
2301 Sunflower Loop	1.00mi	2/2.0 (-1)	1,480 (+18%)	7mo	$80,000	$54	30

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: -29.3%
Equity multiple: 0.01×
Total profit: $-92,980
Equity at exit: $49,942

10-year hold

IRR: -22.2%
Equity multiple: -0.24×
Total profit: $-116,281
Equity at exit: $28,960

Cash invested: $93,786 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now: 13 active · 1 under contract
Months of supply: 13.0 mo (8%/mo absorbed)
Median asking: $327,500 ($282/sqft)
Median days on market: 16 d
This list price: 62% of active listings are priced below it
ARV vs active asking: +4.5% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 99705

Home prices YoY: -21.2%
Rents YoY: 5.1%
Active inventory: 480
Price-to-rent: 12.6×

Monthly cashflow live

Estimated rent: $2,223 medium interval (Pro) →
Mortgage (P&I): −$1,757
Tax est. 1.5%: −$419 /mo · $5,024/yr
Insurance: −$140
HOA: −$125
Lot rent: −$0
Vacancy / Maint / Mgmt: −$467
Net cashflow: $-684

Break-even live

Break-even rent $3,088

Max offer price $235,979

Occupancy floor —

Sensitivity live

Price	-10% $-452	-5% $-568	+0% $-684	+5% $-800	+10% $-915
Rent	-10% $-860	-5% $-772	+0% $-684	+5% $-596	+10% $-508
Rate	-1.0pp $-515	-0.5pp $-599	base $-684	+0.5pp $-771	+1.0pp $-859

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: $83,738
Closing costs: $10,048
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Property features AI

Finance

HOA & community: Homeowners association with a $125 monthly fee

Exterior

Parking: Attached 2-car garage with garage door opener (2 total parking spaces)
Security: Smoke detector(s)
Utilities: Shared well water
Home design: Single family residenceResidential propertyGeneral Use District - 1 zoning
Construction: Crawl space basement
Exterior features: Shingle roofGravel road access

Interior

Kitchen: DishwasherMicrowaveOvenRangeRefrigerator
Flooring: Laminate flooring
Bathrooms: 2 full bathrooms
Heating & cooling: Propane heatingRadiant heatingCeiling fan cooling
Interior features: Water softenerSmoke detectors

Listing history 40 events

2026-07-27

days on market $334,950 Active 49 DOM
2026-07-25

days on market $334,950 Active 47 DOM
2026-07-23

days on market $334,950 Active 45 DOM
2026-07-22

days on market $334,950 Active 44 DOM
2026-07-21

days on market $334,950 Active 43 DOM
2026-07-18

days on market $334,950 Active 40 DOM
2026-07-16

days on market $334,950 Active 38 DOM
2026-07-16

days on market $334,950 Active 37 DOM
2026-07-14

days on market $334,950 Active 36 DOM
2026-07-13

days on market $334,950 Active 35 DOM
2026-07-12

days on market $334,950 Active 34 DOM
2026-07-11

days on market $334,950 Active 33 DOM
2026-07-10

days on market $334,950 Active 32 DOM
2026-07-09

days on market $334,950 Active 31 DOM
2026-07-08

days on market $334,950 Active 30 DOM
2026-07-07

days on market $334,950 Active 29 DOM
2026-07-06

days on market $334,950 Active 28 DOM
2026-07-05

days on market $334,950 Active 27 DOM
2026-07-04

days on market $334,950 Active 26 DOM
2026-07-03

days on market $334,950 Active 25 DOM
2026-07-02

days on market $334,950 Active 24 DOM
2026-07-01

days on market $334,950 Active 23 DOM
2026-06-30

days on market $334,950 Active 22 DOM
2026-06-29

days on market $334,950 Active 21 DOM
2026-06-28

days on market $334,950 Active 20 DOM
2026-06-28

days on market $334,950 Active 19 DOM
2026-06-27

days on market $334,950 Active 18 DOM
2026-06-26

days on market $334,950 Active 17 DOM
2026-06-22

days on market $334,950 Active 14 DOM
2026-06-21

days on market $334,950 Active 13 DOM
2026-06-19

days on market $334,950 Active 11 DOM
2026-06-18

days on market $334,950 Active 10 DOM
2026-06-17

days on market $334,950 Active 9 DOM
2026-06-16

days on market $334,950 Active 8 DOM
2026-06-15

days on market $334,950 Active 7 DOM
2026-06-14

days on market $334,950 Active 5 DOM
2026-06-13

days on market $334,950 Active 4 DOM
2026-06-10

days on market $334,950 Active 2 DOM
2026-06-09

remarks 693-char remark
2026-06-09

listed $334,950 Active 1 DOM

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

Nearby sold comps map

Loading sold comps map…

Walkable amenities ~0.75 mi

Loading nearby amenities…

Taxation est. · year 1

Rental income: $26,670
− Mortgage interest: −$18,762
− Property taxes: −$5,024
− Insurance: −$1,675
− Repairs & maintenance: −$2,134
− Management: −$2,134
− HOA: −$1,500
− Depreciation: −$9,744
Taxable loss: −$14,302

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$3,433
After-tax cash flow: $-4,775/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

Good 80/100 Cosmetic rehab Est. rehab $6,280–$18,840 screening

This 2017-built home offers a modern and well-maintained living space with a good condition score. It is ready for a new owner and would benefit from some cosmetic updates to enhance its curb appeal and marketability.

Value-add opportunities

Both Paint exterior siding — Enhances curb appeal and value ↑
Both Replace light fixtures — Modernizes and improves energy efficiency ↑
Both Install smart home devices — Enhances convenience and marketability ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 30/100

Zoned Schools

Elementary Ticasuk Brown Elementary F AK #128/156 Nat'l #32,000/41,679 Middle North Pole Middle School F AK #21/36 Nat'l #7,460/14,009 High North Pole High School F AK #33/61 Nat'l #10,416/17,239

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

C Composite livability gradescore 63/100

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 · 101,607 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: 5% of renters

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

-46.0% since first listed

2 events — show timeline

2026-06-08 Listed $334,950 GFBR
2018-07-17 Listed $620,000 AKMLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

Loading sold comps…