2350 Old Lawson Creek Rd · Juneau, AK 99824

$625,000

8 bd · 4.0 ba · 3,016 sqft · MultiFamily public records · 6 Days on market

Built 1963 0.29 ac lot

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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 +13.3/30.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• Livability +4.2/5.0
• DSCR +4.0/10.0
• Schools +3.6/10.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Great investment for your real estate portfolio. Invest some and then have the tenants make the payment for you! Tenants boast of the location, and the view. Beach access is just a short walk away. The road down to the property is partly maintained by an informal neighborhood association. Each landowner receives a bill for their share of snow removal and road maintenance. CBJ also pays a portion of the road maintenance. Repairs and Improvements made over time: The exterior was painted (needs to be trimmed out). New Vinyl windows have been installed on the back and sides of this property. A new furnace system was installed in 2001 replacing the original furnace system, and some of the plumbing has been replaced with pex pipe. Sewer line was repaired. Siding on West side of building was replaced with metal siding. New oil tank was installed and fuel lines insulated. New gutters were installed on both ends of the building.

Key facts

• Repaired sewer line
• New vinyl windows
• New oil tank

Tags

• BEACH ACCESS
• NEW VINYL WINDOWS
• NEW FURNACE SYSTEM
• REPAIRED SEWER LINE
• REPLACED METAL SIDING
• NEW OIL TANK

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/1.3-bath units multifamily listed at $625k.

Deal economics

• At list price, monthly cash flow is $-460 ($-6k/yr) — negative. Per door: $-153/mo.
• To cash-flow at today's rent, offer at most $544k (13.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $512k (18.1% below list).
• Recommended offer: $512k (18.1% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 2.6% in Juneau — 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 84/100 on livability (#3 in AK, #703 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+; Watch: crime F, cost of living F.
• Juneau Borough School District (town): math 32% / reading 44% proficiency, ranked #9 of 21 in AK (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Saytik: Gastineau Community School (math 22% / reading 42%, grade F, #104 of 156 statewide, top 70%, 280 students, 34% FRL); Juneau-Douglas High School: Yadaa.At Kalt (math 42% / reading 47%, grade F, #14 of 61 statewide, top 25%, 567 students, 20% FRL) — zoned schools at 27% FRL track the district average.
• Market conditions: 18 active listings in the ZIP; 114 units permitted in Juneau City and Borough in 2024 (82 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($4k loan paydown + $16k appreciation (2.6% local appreciation)).
• Juneau County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 5y ago 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 $460/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $511,900 (18.1% 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. 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. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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. 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?
10. 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.
11. 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.
12. 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: 0.82% ✗
• Cap rate: 6.29%
• Cash-on-cash: 0.00%
• DSCR: 1.00
• GRM: 10.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.59% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.3%
• Equity multiple: 1.19×
• Total profit: $32,618
• Equity at exit: $266,607

10-year hold

• IRR: 6.9%
• Equity multiple: 2.00×
• Total profit: $174,691
• Equity at exit: $399,994

Cash invested: $175,000 (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 99824

• Home prices YoY: 1.9%
• Active inventory: 18
• Price-to-rent: 30.5×

Monthly cashflow live

• Estimated rent: $5,119 medium
• Mortgage (P&I): −$3,278
• Tax from tax record: −$506 /mo · $6,069/yr
• Insurance: −$260
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,075
• Net cashflow: $-460

Break-even live

Break-even rent $5,701

Max offer price $543,710

Occupancy floor —

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	1.3	$5,118
Total (3 units)			$5,119

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: $156,250
• Closing costs: $18,750
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-02-10
   status Pending
2. 2026-02-09
   status Pending 938-char remark

   Show marketing remark (938 chars)

   Great investment for your real estate portfolio. Invest some and then have the tenants make the payment for you! Tenants boast of the location, and the view. Beach access is just a short walk away. The road down to the property is partly maintained by an informal neighborhood association. Each landowner receives a bill for their share of snow removal and road maintenance. CBJ also pays a portion of the road maintenance. Repairs and Improvements made over time: The exterior was painted (needs to be trimmed out). New Vinyl windows have been installed on the back and sides of this property. A new furnace system was installed in 2001 replacing the original furnace system, and some of the plumbing has been replaced with pex pipe. Sewer line was repaired. Siding on West side of building was replaced with metal siding. New oil tank was installed and fuel lines insulated. New gutters were installed on both ends of the building.

3. 2026-02-03
   listed $625,000 Active 938-char remark

   Show marketing remark (938 chars)

   Great investment for your real estate portfolio. Invest some and then have the tenants make the payment for you! Tenants boast of the location, and the view. Beach access is just a short walk away. The road down to the property is partly maintained by an informal neighborhood association. Each landowner receives a bill for their share of snow removal and road maintenance. CBJ also pays a portion of the road maintenance. Repairs and Improvements made over time: The exterior was painted (needs to be trimmed out). New Vinyl windows have been installed on the back and sides of this property. A new furnace system was installed in 2001 replacing the original furnace system, and some of the plumbing has been replaced with pex pipe. Sewer line was repaired. Siding on West side of building was replaced with metal siding. New oil tank was installed and fuel lines insulated. New gutters were installed on both ends of the building.

4. 2026-02-02
   listed $625,000 Active
5. 2022-06-03
   listed $625,000
6. 2021-07-06
   listed $625,000
7. 2021-07-06
   listed $625,000
8. 1997-07-01
   soldstatus

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

Tax reassessment forecast AK · Partial reset (capped growth)

• Current annual tax: $6,069 · $506/mo
• Projected year-2 tax: $6,753 · $563/mo
• Expected delta: +$684/yr (+$57/mo · 11.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AE · 0% chance over 30 yrs
• 🫁 Air quality 1/10 Low

Taxation est. · year 1

• Rental income: $61,428
• − Mortgage interest: −$35,010
• − Property taxes: −$6,069
• − Insurance: −$8,650
• − Repairs & maintenance: −$4,914
• − Management: −$4,914
• − Depreciation: −$18,182
• Taxable loss: −$16,311
• Est. tax savings @ 24.0%: +$3,915
• After-tax cash flow: $-1,607/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: Juneau Borough School District
• NCES district ID: 0200210
• Math proficiency: 32% ▼ -8.00%
• Reading proficiency: 44% ▼ -2.00%
• Median HH income: $81,032
• Composite: 35.76/100
• National rank: #4845
• State rank: #9 of 21 in AK

Livability — Juneau

• Score: 84/100
• State rank: #3
• US rank: #703

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Juneau, AK
• City population: 29,588
• Population (ZIP): 2,163

Population outlook (Juneau County) Hauer SSP2

• Today (2025): 36,707 people
• By 2030: 38,658 · +5.3%
• By 2040: 42,270 · +15.2%
• By 2050: 46,086 · +25.6%
• By 2075: 58,476 · +59.3%
• By 2100: 69,228 · +88.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 65% Two or more races 17% Native American 10% Hispanic / Latino 9% Asian 4%
• Hispanic origin (detail): Mexican 4% Cuban 2%
• Common ancestry: Italian 5% Portuguese 4% Slovak 4%
• Foreign-born: 7% · Canada
• Languages at home: 88% English-only · Spanish 6% Tagalog/Filipino 3% Other Asian/Pacific 1%

Political lean MEDSL · Juneau

• 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: ▲ 2.59%
• Current HPI: 134.9999
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+0.0% since first listed

8 events — show timeline

• 2026-02-10 Pending — AKMLS
• 2026-02-09 Pending — SEABR
• 2026-02-03 Listed $625,000 SEABR
• 2026-02-02 Listed $625,000 AKMLS
• 2022-06-03 Listed $625,000 AKMLS
• 2021-07-06 Listed $625,000 AKMLS
• 2021-07-06 Listed $625,000 AKMLS
• 1997-07-01 Sold (Public Records) — Public Records

Property tax history

+3.3%/yr

Latest (2025): $6,069 · +2.5% YoY. Source: county tax records.