1582 Partrow Ln · Badger, AK 99705

$334,950

3 bd · 2.0 ba · 1,256 sqft · MultiFamily · 11 Days on market

Built 2017 Good condition 8,593 sqft lot $125/mo HOA · 6% of rent ↓ 46% since listing

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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 +26.0/30.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Condition / age +4.0/5.0
• Rent growth +3.8/5.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

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. The spacious open-concept floor plan is perfect for family gatherings or entertaining friends, with the living room flowing seamlessly into the dining area and

Key facts

• En suite bathroom
• Ample counter space
• Two-car garage

Tags

• WELL-THOUGHT-OUT DESIGN
• AMPLE COUNTER SPACE
• RADIANT IN-FLOOR HEATING
• EN SUITE BATHROOM
• TWO-CAR GARAGE
• EASY COMMUTING OPTIONS

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 residence; Residential property; General Use District - 1 zoning
• Construction: Crawl space basement
• Exterior features: Shingle roof; Gravel road access

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Propane heating; Radiant heating; Ceiling fan cooling
• Interior features: Water softener; Smoke detectors

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $836 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $335k).
• Cap rate 9.3% vs local median 4.9% in Badger — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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); 248 active listings in the ZIP; solid renter incomes; 1 units permitted in Fairbanks North Star Borough in 2024 (0 in 5+ unit buildings).
• At $4,147/mo this rent would consume 51% of the median local household income ($97k/yr) (locally 237% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 5.1% rent growth), your $94k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $334,950

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.24% ✓
• Cap rate: 9.29%
• Cash-on-cash: 10.70%
• DSCR: 1.48
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.08% rent growth · sell at horizon

5-year hold

• IRR: 2.2%
• Equity multiple: 1.09×
• Total profit: $7,990
• Equity at exit: $49,942

10-year hold

• IRR: 13.8%
• Equity multiple: 2.22×
• Total profit: $114,048
• 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 →

ZIP-level market 99705

• Home prices YoY: -21.2%
• Rents YoY: 5.1%
• Active inventory: 248
• Price-to-rent: 13.5×

Monthly cashflow live

• Estimated rent: $4,147 medium
• Mortgage (P&I): −$1,757
• Tax est. 1.5%: −$419 /mo · $5,024/yr
• Insurance: −$140
• HOA: −$125
• Vacancy / Maint / Mgmt: −$871
• Net cashflow: $836

Break-even live

Break-even rent $3,088

Max offer price $334,950

Occupancy floor 75%

Sensitivity live

Price	-10% $1,068	-5% $952	+0% $836	+5% $721	+10% $605
Rent	-10% $509	-5% $673	+0% $836	+5% $1,000	+10% $1,164
Rate	-1.0pp $1,005	-0.5pp $922	base $836	+0.5pp $750	+1.0pp $661

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1.5	$4,148
Total (2 units)			$4,147

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
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $125 · $1,500/yr

Listing history 10 events

1. 2026-06-19
   days on market $334,950 Active 11 DOM
2. 2026-06-18
   days on market $334,950 Active 10 DOM
3. 2026-06-17
   days on market $334,950 Active 9 DOM
4. 2026-06-16
   days on market $334,950 Active 8 DOM
5. 2026-06-15
   days on market $334,950 Active 7 DOM
6. 2026-06-14
   days on market $334,950 Active 5 DOM
7. 2026-06-13
   days on market $334,950 Active 4 DOM
8. 2026-06-10
   days on market $334,950 Active 2 DOM
9. 2026-06-09
   remarks 693-char remark
10. 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.

Taxation est. · year 1

• Rental income: $49,764
• − Mortgage interest: −$18,762
• − Property taxes: −$5,024
• − Insurance: −$1,675
• − Repairs & maintenance: −$3,981
• − Management: −$3,981
• − HOA: −$1,500
• − Depreciation: −$9,744
• Taxable income: $5,096
• Est. tax owed @ 24.0%: −$1,223
• After-tax cash flow: $8,813/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

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

Renovation cost estimate screening

Value-add ROI direction

• 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 ↑

ⓘ 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: 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

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 · 69,381 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: 237.0

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