643 Bottles St · Badger, AK 99705

$189,000

8 bd · 2.0 ba · 3,120 sqft · MultiFamily · 44 Days on market

Built 1986 Poor condition 1.00 ac lot

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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
• Rent growth +3.8/5.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Here’s your opportunity to own a 7-bedroom duplex in North Pole! This home is a blank canvas, offering the chance to generate strong income—whether you choose to owner-occupy or use it as a passive investment. Built with 2x6 construction, the property features both an attached garage and a detached garage. You’ll also enjoy a fenced backyard and a covered front porch.

Key facts

• Covered front porch
• Attached garage
• 2x6 construction

Tags

• FENCED BACKYARD
• COVERED FRONT PORCH
• ATTACHED GARAGE
• DETACHED GARAGE
• 2X6 CONSTRUCTION

Property features AI

Exterior

• Parking: 2 garage spaces; 2 open parking spaces
• Utilities: Public sewer
• Home design: Multi-Family property; Built in 1986; Poured concrete foundation
• Construction: Poured concrete foundation; Year built 1986
• Exterior features: 1.0 acre lot

Interior

• Bedrooms: 7 bedrooms total
• Bathrooms: 2 full bathrooms
• Interior features: Multi-family layout

What this means for you Summary

Snapshot

• This is a 2 × 4-bed/1.0-bath units multifamily listed at $189k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $3k ($35k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $189k).
• Recommended offer: $183k (3.0% below list) — sets the bar for market timing.
• Cap rate 25.1% 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: North Pole Elementary (math 32% / reading 37%, grade F, #93 of 156 statewide, top 66%, 347 students, 37% 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 $5,405/mo this rent would consume 67% 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 $1k of loan paydown is wiped out by about $6k 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 $53k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $183,330 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 2.86% ✓
• Cap rate: 25.11%
• Cash-on-cash: 67.21%
• DSCR: 3.99
• GRM: 2.9

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: 67.6%
• Equity multiple: 4.14×
• Total profit: $166,265
• Equity at exit: $28,181

10-year hold

• IRR: 72.4%
• Equity multiple: 9.19×
• Total profit: $433,202
• Equity at exit: $16,341

Cash invested: $52,920 (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: 5.8×

Monthly cashflow live

• Estimated rent: $5,405 medium
• Mortgage (P&I): −$991
• Tax est. 1.5%: −$236 /mo · $2,835/yr
• Insurance: −$79
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,135
• Net cashflow: $2,908

Break-even live

Break-even rent $1,724

Max offer price $189,000

Occupancy floor 41%

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

Units	Beds	Baths	Est. rent
▸ 2× units	4	1	$5,404
Total (2 units)			$5,405

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $189,000 Active 44 DOM
2. 2026-06-18
   days on market $189,000 Active 43 DOM
3. 2026-06-17
   days on market $189,000 Active 42 DOM
4. 2026-06-16
   days on market $189,000 Active 41 DOM
5. 2026-06-15
   days on market $189,000 Active 40 DOM
6. 2026-06-14
   days on market $189,000 Active 38 DOM
7. 2026-06-13
   days on market $189,000 Active 37 DOM
8. 2026-06-10
   days on market $189,000 Active 35 DOM
9. 2026-06-09
   days on market $189,000 Active 34 DOM
10. 2026-06-08
    days on market $189,000 Active 33 DOM
11. 2026-06-05
    days on market $189,000 Active 29 DOM
12. 2026-06-03
    days on market $189,000 Active 28 DOM
13. 2026-06-02
    days on market $189,000 Active 27 DOM
14. 2026-06-01
    days on market $189,000 Active 26 DOM
15. 2026-05-31
    days on market $189,000 Active 25 DOM
16. 2026-05-30
    days on market $189,000 Active 24 DOM
17. 2026-05-06
    listed $189,000 Active 388-char remark

    Show marketing remark (388 chars)

    Here’s your opportunity to own a 7-bedroom duplex in North Pole! This home is a blank canvas, offering the chance to generate strong income—whether you choose to owner-occupy or use it as a passive investment. Built with 2x6 construction, the property features both an attached garage and a detached garage. You’ll also enjoy a fenced backyard and a covered front porch.

18. 2026-05-06
    listed $189,000 Active 371-char remark

    Show marketing remark (388 chars)

    Here’s your opportunity to own a 7-bedroom duplex in North Pole! This home is a blank canvas, offering the chance to generate strong income—whether you choose to owner-occupy or use it as a passive investment. Built with 2x6 construction, the property features both an attached garage and a detached garage. You’ll also enjoy a fenced backyard and a covered front porch.

ⓘ 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 9/10 Extreme FEMA zone X · 99% chance over 30 yrs
• 🫁 Air quality 1/10 Low

Taxation est. · year 1

• Rental income: $64,860
• − Mortgage interest: −$10,587
• − Property taxes: −$2,835
• − Insurance: −$1,612
• − Repairs & maintenance: −$5,189
• − Management: −$5,189
• − Depreciation: −$5,498
• Taxable income: $33,951
• Est. tax owed @ 24.0%: −$8,148
• After-tax cash flow: $26,751/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 · 29 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and updates to bring it up to modern standards, significantly increasing its resale and rental value.

Repairs flagged

• Major roof — Significant damage to the roof is visible.
• Major exterior siding — Siding is peeling and damaged.
• Major flooring — Worn and in need of replacement.
• Major interior walls/paint — Paint is peeling and walls show signs of wear.
• Major HVAC/mechanicals — Outdated and may need replacement.
• Major landscaping — Overgrown and unkempt, reducing curb appeal.

Value-add opportunities

• Both Replace appliances and countertops in the kitchen — Modernizing the kitchen will improve both resale and rental value.
• Both Update bathrooms with new fixtures and paint — Updating bathrooms will enhance both resale and rental appeal.
• Both Repair and replace the roof — A new roof will significantly increase the home's value and appeal.
• Both Replace exterior siding and paint — A fresh exterior will greatly improve both resale and rental value.
• Both Replace HVAC and mechanical systems — Modernizing the HVAC and mechanical systems will improve comfort and energy efficiency, enhancing both resale and rental value.
• Both Landscaping and curb appeal improvements — A well-maintained and attractive exterior will increase both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant damage to the roof is visible.	Major	$15,000–50,000
exterior siding · Siding is peeling and damaged.	Major	$15,000–50,000
flooring · Worn and in need of replacement.	Major	$15,000–50,000
interior walls/paint · Paint is peeling and walls show signs of wear.	Major	$15,000–50,000
HVAC/mechanicals · Outdated and may need replacement.	Major	$15,000–50,000
landscaping · Overgrown and unkempt, reducing curb appeal.	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both Replace appliances and countertops in the kitchen — Modernizing the kitchen will improve both resale and rental value. ↑
• Both Update bathrooms with new fixtures and paint — Updating bathrooms will enhance both resale and rental appeal. ↑
• Both Repair and replace the roof — A new roof will significantly increase the home's value and appeal. ↑
• Both Replace exterior siding and paint — A fresh exterior will greatly improve both resale and rental value. ↑
• Both Replace HVAC and mechanical systems — Modernizing the HVAC and mechanical systems will improve comfort and energy efficiency, enhancing both resale and rental value. ↑
• Both Landscaping and curb appeal improvements — A well-maintained and attractive exterior will increase both resale 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: 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

+0.0% since first listed

2 events — show timeline

• 2026-05-06 Listed $189,000 AKMLS
• 2026-05-06 Listed $189,000 GFBR