102 Old Richardson Hwy · Copper Center, AK 99573

$35,000

3 bd · 3.5 ba · 2,000 sqft · Manufactured · 22 Days on market

Built 1983 Poor condition

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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 +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks

Nice double-wide mobile home in good condition available to be moved to your desired location. Land is not included--this sale is for the home only. Features include skirting and a deck, both included with the sale. Buyer is responsible for all costs and arrangements associated with moving the home. A great opportunity for anyone looking for an affordable home with plenty of potential.

Key facts

• Built 1983
• Listed 21 days

Property features AI

Exterior

• Parking: No garage; No carport
• Utilities: Sewer: none
• Home design: Mobile home; Built in 1983; Foundation: post on pad / other
• Construction: Asphalt roof; Post on pad foundation (other)
• Exterior features: Asphalt roof; Paved road access

Interior

• Bedrooms: 3 bedrooms
• Flooring: Carpet
• Bathrooms: 5 total bathrooms (2 full, 3 half)
• Interior features: Bedroom and bathroom on main level; Carbon monoxide detector(s); Electric (utility/heat source); Family room; Telephone; Window coverings; Wood stove; Smoke detector(s)

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath manufactured listed at $35k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $847 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $34k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#52 in AK) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A; Watch: health & safety C-, commute D+, crime 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.
• Zoned schools: Glennallen Elementary (math 34% / reading 34%, grade F, #93 of 156 statewide, top 66%, 108 students, 49% FRL); Glennallen Jr/Sr High School (math 24% / reading 24%, grade F, #42 of 61 statewide, top 82%, 99 students, 73% FRL) — zoned schools average 61% FRL vs 43% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% at this address vs 42% district-wide (-12 pts) — the specific schools serving this property underperform the Copper River School District average; the district grade overstates school quality for this exact location.
• Market conditions: 32 active listings in the ZIP.

Forward outlook

• In year one you build about $1k of equity ($242 loan paydown + $1k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($34k) is reasonable based on typical stale-listing flexibility.

Recommended offer $34,475 (1.5% 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 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 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: 3.94% ✓
• Cap rate: 35.34%
• Cash-on-cash: 103.75%
• DSCR: 5.62
• GRM: 2.1

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: —
• Equity multiple: 6.94×
• Total profit: $58,203
• Equity at exit: $15,738

10-year hold

• IRR: —
• Equity multiple: 14.43×
• Total profit: $131,599
• Equity at exit: $24,253

Cash invested: $9,800 (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 99573

• Active inventory: 32
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,379 medium
• Mortgage (P&I): −$184
• Tax est. 1.5%: −$44 /mo · $525/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $847

Break-even live

Break-even rent $306

Max offer price $35,000

Occupancy floor 34%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $35,000 Active 22 DOM
2. 2026-06-18
   days on market $35,000 Active 21 DOM
3. 2026-06-17
   days on market $35,000 Active 20 DOM
4. 2026-06-16
   days on market $35,000 Active 19 DOM
5. 2026-06-15
   days on market $35,000 Active 18 DOM
6. 2026-06-14
   days on market $35,000 Active 16 DOM
7. 2026-06-12
   days on market $35,000 Active 15 DOM
8. 2026-06-09
   days on market $35,000 Active 12 DOM
9. 2026-06-08
   days on market $35,000 Active 11 DOM
10. 2026-06-07
    days on market $35,000 Active 10 DOM
11. 2026-06-04
    days on market $35,000 Active 6 DOM
12. 2026-06-02
    days on market $35,000 Active 5 DOM
13. 2026-06-01
    days on market $35,000 Active 4 DOM
14. 2026-05-31
    remarks 388-char remark
15. 2026-05-31
    days on market $35,000 Active 3 DOM
16. 2026-05-31
    days on market $35,000 Active 2 DOM
17. 2026-05-28
    listed $35,000 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: $16,545
• − Mortgage interest: −$1,961
• − Property taxes: −$525
• − Insurance: −$175
• − Repairs & maintenance: −$1,324
• − Management: −$1,324
• − Depreciation: −$1,018
• Taxable income: $10,219
• Est. tax owed @ 24.0%: −$2,453
• After-tax cash flow: $7,715/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 · 1 photo

Poor 20/100 Extensive rehab

This mobile home requires extensive repairs and updates to its roof, exterior, flooring, interior, and systems. Significant improvements in these areas would greatly enhance its resale and rental value.

Repairs flagged

• Major roof — No visible roof in the satellite image.
• Major exterior — No visible siding or paint in the satellite image.
• Major flooring — No visible flooring in the satellite image.
• Major interior — No visible interior in the satellite image.
• Major systems — No visible systems in the satellite image.

Value-add opportunities

• Resale roof replacement — A new roof would significantly improve the home's appearance and value.
• Resale exterior painting and siding repair — A fresh coat of paint and repairs to the siding would enhance curb appeal.
• Resale flooring replacement — New flooring would improve the home's appearance and functionality.
• Resale interior painting and repairs — Fresh paint and repairs to interior surfaces would improve the home's appearance and value.
• Resale system upgrades — Upgrading systems like HVAC and electrical would improve the home's functionality and value.
• Resale landscaping and curb appeal improvements — Landscaping and curb appeal improvements would enhance the home's overall appearance and value.
• Rental interior updates — Interior updates would make the home more appealing to renters and increase rental value.
• Rental exterior updates — Exterior updates would make the home more appealing to renters and increase rental value.
• Rental roof replacement — A new roof would significantly improve the home's appearance and rental value.
• Rental exterior painting and siding repair — A fresh coat of paint and repairs to the siding would enhance curb appeal and rental value.
• Rental flooring replacement — New flooring would improve the home's appearance and functionality and increase rental value.
• Rental interior painting and repairs — Fresh paint and repairs to interior surfaces would improve the home's appearance and rental value.
• Rental system upgrades — Upgrading systems like HVAC and electrical would improve the home's functionality and rental value.
• Rental landscaping and curb appeal improvements — Landscaping and curb appeal improvements would enhance the home's overall appearance and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · No visible roof in the satellite image.	Major	$15,000–50,000
exterior · No visible siding or paint in the satellite image.	Major	$15,000–50,000
flooring · No visible flooring in the satellite image.	Major	$15,000–50,000
interior · No visible interior in the satellite image.	Major	$15,000–50,000
systems · No visible systems in the satellite image.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Resale roof replacement — A new roof would significantly improve the home's appearance and value. ↑
• Resale exterior painting and siding repair — A fresh coat of paint and repairs to the siding would enhance curb appeal. ↑
• Resale flooring replacement — New flooring would improve the home's appearance and functionality. ↑
• Resale interior painting and repairs — Fresh paint and repairs to interior surfaces would improve the home's appearance and value. ↑
• Resale system upgrades — Upgrading systems like HVAC and electrical would improve the home's functionality and value. ↑
• Resale landscaping and curb appeal improvements — Landscaping and curb appeal improvements would enhance the home's overall appearance and value. ↑
• Rental interior updates — Interior updates would make the home more appealing to renters and increase rental value. ↑
• Rental exterior updates — Exterior updates would make the home more appealing to renters and increase rental value. ↑
• Rental roof replacement — A new roof would significantly improve the home's appearance and rental value. ↑
• Rental exterior painting and siding repair — A fresh coat of paint and repairs to the siding would enhance curb appeal and rental value. ↑
• Rental flooring replacement — New flooring would improve the home's appearance and functionality and increase rental value. ↑
• Rental interior painting and repairs — Fresh paint and repairs to interior surfaces would improve the home's appearance and rental value. ↑
• Rental system upgrades — Upgrading systems like HVAC and electrical would improve the home's functionality and rental value. ↑
• Rental landscaping and curb appeal improvements — Landscaping and curb appeal improvements would enhance the home's overall appearance and rental 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 — Copper Center

• Score: 63/100
• State rank: #52
• US rank: #15962

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Copper Center, AK
• Population (ZIP): 832

Population outlook (Copper River County) Hauer SSP2

• By 2040: 2,674

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: White 54% Native American 37% Two or more races 9%
• Common ancestry: Lithuanian 11% Portuguese 1% Serbian 1%
• Foreign-born: 2%

Not yet ingested

• Political lean: —
• Civics: —

Market trends

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

Price history

1 event — show timeline

• 2026-05-28 Listed $35,000 AKMLS