73549 Breakaway Rd · Anchor Point, AK 99556

$105,000

2 bd · 1.0 ba · 240 sqft · Manufactured public records · 299 Days on market

Manufactured home Built 2006 4,791 sqft lot $438/sqft · 29% above area

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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 +8.8/30.0
• ARV discount +7.5/15.0
• Appreciation +6.2/10.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0

Listing remarks MLS

This 2 bed, 1 bath cabin in the gated Silver King RV Park offers more than just a place to live, it's a lifestyle. Located just across the road from the Anchor River and only minutes down the street to the beach and boat launch, this spot is a dream basecamp for fishing and endless adventures. Plus, you're only minutes from town. A water tank is plumbed in and included, and there's a composting toilet. There is also non potable water ran through the community that is plumbed to the shower and washer and dryer. For added amenities, you'll have access to the community bath house. Now open to year-round living, Silver King RV Park is transforming into a community where you can truly put down roots, and now is a great time to invest in that. Add in full-time heat and this cabin will be set up for comfort in every season. This isn't just a cabin, it's a front row seat to the best of Alaska, and a place to create memories that will last a lifetime.

Key facts

• Minutes to the beach
• Boat launch
• Full-time heat

Tags

• GATED SILVER KING RV PARK
• MINUTES TO THE BEACH
• BOAT LAUNCH
• COMMUNITY BATH HOUSE
• FULL-TIME HEAT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $105k.

Deal economics

• At list price, monthly cash flow is $-86 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $92k (11.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $81k (22.9% below list).
• Recommended offer: $81k (22.9% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 2.2% in Anchor Point — 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 67/100 on livability (#23 in AK) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living B; Watch: employment D+, amenities F, commute F.
• Kenai Peninsula Borough School District (rural): math 35% / reading 48% proficiency, ranked #8 of 21 in AK (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Chapman School (math 32% / reading 52%, grade F, #70 of 156 statewide, top 46%, 160 students, 48% FRL); River City Academy (math 44% / reading 64%, grade C-, #7 of 61 statewide, top 10%, 91 students, 29% FRL).
• Market conditions: 137 active listings in the ZIP; 152 units permitted in Kenai Peninsula Borough in 2024 (20 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($726 loan paydown + $3k appreciation (2.5% local appreciation)).
• Kenai Peninsula County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 299 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.

Recommended offer $80,914 (22.9% below list)

Questions for the listing agent

1. 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?
2. It's been on market 299 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.77% ✗
• Cap rate: 5.31%
• Cash-on-cash: -3.53%
• DSCR: 0.84
• GRM: 10.8

CMA / ARV

• ARV (median comp): $260,168
• List price: $105,000
• Delta: -59.64%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

2.47% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.6%
• Equity multiple: 1.14×
• Total profit: $4,226
• Equity at exit: $44,094

10-year hold

• IRR: 6.3%
• Equity multiple: 1.90×
• Total profit: $26,516
• Equity at exit: $65,622

Cash invested: $29,400 (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 99556

• Home prices YoY: 1.5%
• Active inventory: 137
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $809 medium
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$170
• Net cashflow: $-86

Break-even live

Break-even rent $919

Max offer price $92,496

Occupancy floor —

Sensitivity live

Price	-10% $-14	-5% $-50	+0% $-86	+5% $-123	+10% $-159
Rent	-10% $-150	-5% $-118	+0% $-86	+5% $-54	+10% $-22
Rate	-1.0pp $-34	-0.5pp $-60	base $-86	+0.5pp $-114	+1.0pp $-141

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-22
   days on market $105,000 Active 299 DOM
2. 2026-06-19
   days on market $105,000 Active 296 DOM
3. 2026-06-18
   days on market $105,000 Active 295 DOM
4. 2026-06-17
   days on market $105,000 Active 294 DOM
5. 2026-06-16
   days on market $105,000 Active 293 DOM
6. 2026-06-15
   days on market $105,000 Active 292 DOM
7. 2026-06-14
   days on market $105,000 Active 290 DOM
8. 2026-06-12
   days on market $105,000 Active 289 DOM
9. 2026-06-09
   days on market $105,000 Active 286 DOM
10. 2026-06-08
    days on market $105,000 Active 285 DOM
11. 2026-06-07
    days on market $105,000 Active 284 DOM
12. 2026-06-07
    days on market $105,000 Active 283 DOM
13. 2026-06-04
    days on market $105,000 Active 280 DOM
14. 2026-06-02
    days on market $105,000 Active 279 DOM
15. 2026-06-01
    days on market $105,000 Active 278 DOM
16. 2026-05-31
    days on market $105,000 Active 277 DOM
17. 2026-05-31
    days on market $105,000 Active 276 DOM
18. 2025-08-26
    listed $105,000 Active 961-char remark

    Show marketing remark (961 chars)

    This 2 bed, 1 bath cabin in the gated Silver King RV Park offers more than just a place to live, it's a lifestyle. Located just across the road from the Anchor River and only minutes down the street to the beach and boat launch, this spot is a dream basecamp for fishing and endless adventures. Plus, you're only minutes from town. A water tank is plumbed in and included, and there's a composting toilet. There is also non potable water ran through the community that is plumbed to the shower and washer and dryer. For added amenities, you'll have access to the community bath house. Now open to year-round living, Silver King RV Park is transforming into a community where you can truly put down roots, and now is a great time to invest in that. Add in full-time heat and this cabin will be set up for comfort in every season. This isn't just a cabin, it's a front row seat to the best of Alaska, and a place to create memories that will last a lifetime.

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🫁 Air quality 1/10 Low

Taxation est. · year 1

• Rental income: $9,710
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$777
• − Management: −$777
• − Depreciation: −$3,055
• Taxable loss: −$2,880
• Est. tax savings @ 24.0%: +$691
• After-tax cash flow: $-346/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.

Schools (NCES district)

• District: Kenai Peninsula Borough School District
• NCES district ID: 0200390
• Math proficiency: 35% ▼ -6.00%
• Reading proficiency: 48% ▲ 1.00%
• Median HH income: $60,704
• Composite: 36.71/100
• National rank: #4594
• State rank: #8 of 21 in AK

Livability — Anchor Point

• Score: 67/100
• State rank: #23
• US rank: #10486

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Anchor Point, AK
• Population (ZIP): 2,858

Population outlook (Kenai Peninsula County) Hauer SSP2

• Today (2025): 63,736 people
• By 2030: 66,260 · +4.0%
• By 2040: 70,449 · +10.5%
• By 2050: 74,414 · +16.8%
• By 2075: 87,508 · +37.3%
• By 2100: 95,360 · +49.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 7% Hispanic / Latino 4% Native American 3%
• Common ancestry: Portuguese 6% Lithuanian 3% Slovak 3%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 1% Tagalog/Filipino 1% German/W. Germanic 0%

Political lean MEDSL · Kenai Peninsula

• 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: ▲ 2.47%
• Current HPI: 169.1953
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2025-08-26 Listed $105,000 AKMLS

Property tax history

-11.7%/yr

Latest (2025): $68 · -69.2% YoY. Source: county tax records.