102 Old Richardson Hwy

Copper Center, AK 99573

$35,000B

3 bd · 3.5 ba · 2,000 sqft · Built 1983 · Manufactured · Active · 22 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,379/mo
• Mortgage (P&I): −$184
• Tax + insurance: −$58
• HOA: −$0
• Vac / Maint / Mgmt: −$290
• Net cashflow: $847/mo
• Annual: $10,168/yr
• Cap rate: 35.34%
• Cash-on-cash: 103.75%
• DSCR: 5.62
• 1% rule: 3.94%
• Cash to close: $9,800

Investor read

• This is a 3-bed/3.5-bath manufactured listed at $35k. Condition is rated poor.
• 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).
• It's been on market 22 days — a 2% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $34k (1.5% below list) — sets the bar for market timing.
• In year one you build about $1k of equity ($242 loan paydown + $1k appreciation (3.0% local appreciation)).
• 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.
• 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.

Questions for listing agent

• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• 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?
• 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.

Repairs flagged (vision-AI assessment)

• 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.