110 Chief Thomas Rd · Nenana, AK 99760

$125,000

2 bd · None ba · 960 sqft · SingleFamily · 4 Days on market

Built 2016 Fair condition 10 ac lot ↓ 6% 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 +16.3/30.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• Appreciation +5.0/10.0
• 1% rule +4.4/10.0
• Schools +3.3/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Nestled on 10 serene acres of Alaskan birch woodlands, this custom-built, two-story cabin by Friesen's Custom Cabins offers a perfect balance of comfort and potential. The cabin alone is Valued at $85,000 as is, the cabin features sonotubes and has two full bedrooms upstairs, offering cozy, elevated living. See ''More'' Half the insulation is complete, and the interior is fully wired by Bright Electric out of Fairbanks. With county-plowed road access, this is your opportunity to finish your Alaskan getaway exactly as you envision.

Key facts

• 10 acre lot
• Built 2016
• Listed 3 days

Property features AI

Exterior

• Parking: No garage; No carport
• Utilities: No sewer service
• Home design: Residential property; Not attached to another unit; Built in 2016; Wood frame construction; Other foundation
• Construction: Wood frame construction; Metal roof; Built in 2016; Other foundation
• Exterior features: Metal roof; Gravel road access

Interior

• Bedrooms: 2 bedrooms
• Interior features: Electric service; Wood stove

What this means for you Summary

Snapshot

• This is a 2-bed/?-bath single-family listed at $125k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $68 ($818/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $118k (5.6% below list).
• Recommended offer: $118k (5.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 51/100 on livability (#213 in AK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: schools F, crime F, amenities F.
• Nenana City School District (rural): math 24% / reading 46% proficiency, ranked #23 of 53 in AK (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 8 active listings in the ZIP.

Forward outlook

• In year one you build about $5k of equity ($864 loan paydown + $4k appreciation (3.0% local appreciation)).
• Yukon-Koyukuk County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $117,976 (5.6% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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. 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?
6. 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.
7. 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.
8. 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: 0.94% ✗
• Cap rate: 6.95%
• Cash-on-cash: 2.34%
• DSCR: 1.10
• GRM: 8.8

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: 9.7%
• Equity multiple: 1.55×
• Total profit: $19,417
• Equity at exit: $56,205

10-year hold

• IRR: 12.1%
• Equity multiple: 2.80×
• Total profit: $63,083
• Equity at exit: $86,619

Cash invested: $35,000 (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 99760

• Active inventory: 8
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,180 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $68

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 89%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $125,000 Active 4 DOM
2. 2026-06-18
   days on market $125,000 Active 3 DOM
3. 2026-06-17
   days on market $125,000 Active 2 DOM
4. 2026-06-16
   pricedays on marketlisting id $125,000 Active 1 DOM
5. 2026-06-14
   days on market $132,500 Active 50 DOM
6. 2026-06-12
   days on market $132,500 Active 49 DOM
7. 2026-06-09
   days on market $132,500 Active 46 DOM
8. 2026-06-08
   days on market $132,500 Active 45 DOM
9. 2026-06-07
   days on market $132,500 Active 44 DOM
10. 2026-06-05
    days on market $132,500 Active 42 DOM
11. 2026-06-04
    days on market $132,500 Active 40 DOM
12. 2026-06-02
    days on market $132,500 Active 39 DOM
13. 2026-06-01
    days on market $132,500 Active 38 DOM
14. 2026-05-31
    days on market $132,500 Active 37 DOM
15. 2026-05-31
    days on market $132,500 Active 36 DOM
16. 2026-04-24
    listed $132,500 Active 536-char remark

ⓘ 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: $14,157
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,133
• − Management: −$1,133
• − Depreciation: −$3,636
• Taxable loss: −$1,246
• Est. tax savings @ 24.0%: +$299
• After-tax cash flow: $1,117/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 · 9 photos

Fair 45/100 Moderate rehab

The home requires significant repairs to the roof, exterior siding, and HVAC system. These repairs will improve the home's appearance and increase its value for resale and rental.

Repairs flagged

• Major roof — The independent image shows visible damage and potential leaks.
• Major exterior siding — The independent image shows weathered siding.
• Major HVAC/mechanicals — The independent image shows a cabin with snow-covered exterior and siding that appears weathered.

Value-add opportunities

• Resale repair roof — A repaired roof will improve the home's appearance and reduce the risk of water damage.
• Resale repair exterior siding — A repaired exterior will improve the home's curb appeal and overall appearance.
• Rental repair HVAC/mechanicals — A repaired HVAC system will improve the home's comfort and energy efficiency, making it more attractive to renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The independent image shows visible damage and potential leaks.	Major	$15,000–50,000
exterior siding · The independent image shows weathered siding.	Major	$15,000–50,000
HVAC/mechanicals · The independent image shows a cabin with snow-covered exterior and siding that appears weathered.	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Resale repair roof — A repaired roof will improve the home's appearance and reduce the risk of water damage. ↑
• Resale repair exterior siding — A repaired exterior will improve the home's curb appeal and overall appearance. ↑
• Rental repair HVAC/mechanicals — A repaired HVAC system will improve the home's comfort and energy efficiency, making it more attractive to renters. ↑

ⓘ 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: Nenana City School District
• NCES district ID: 0200540
• Math proficiency: 24% ▼ -6.00%
• Reading proficiency: 46% ▲ 2.00%
• Median HH income: $48,707
• Composite: 32.81/100
• National rank: #10745
• State rank: #23 of 53 in AK

Livability — Nenana

• Score: 51/100
• State rank: #213
• US rank: #25200

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nenana, AK
• Population (ZIP): 800

Population outlook (Yukon-Koyukuk County) Hauer SSP2

• Today (2025): 5,404 people
• By 2030: 5,290 · -2.1%
• By 2040: 4,962 · -8.2%
• By 2050: 4,570 · -15.4%
• By 2075: 3,847 · -28.8%
• By 2100: 3,213 · -40.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 64% Native American 26% Two or more races 11% Hispanic / Latino 3%
• Common ancestry: Slovak 6% Lithuanian 6% Scotch-Irish 6%
• Foreign-born: 1%
• Languages at home: 88% English-only · Spanish 3% Russian/Polish/Slavic 1%

Political lean MEDSL · Yukon-Koyukuk

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

Price history

-5.7% since first listed

2 events — show timeline

• 2026-06-15 Listed $125,000 AKMLS
• 2026-04-24 Listed $132,500 AKMLS