1418 Turner St · Fairbanks, AK 99701

$199,900

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 12 Days on market

Built 1948 0.37 ac lot Est $210k · at est.

---

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 +15.4/30.0
• ARV discount +9.6/15.0
• DSCR +4.7/10.0
• Schools +3.6/10.0
• 1% rule +3.3/10.0
• Rent growth +2.9/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2 bedroom 1 bathroom home is perfect for someone who enjoys the city life. Conveniently located to all the amenities Fairbanks has to offer, this raised ranch style home is close to parks, shopping, movies and more! In the summer time the yard is perfect for you if you have a green thumb! Lot 26 is included with the sale of this property. There has been a new furnace installed; new electrical service to home; bathroom sub-floor and flooring replaced; basement painted/sealed. This home is being sold AS IS.

Key facts

• Garden area
• Nice landscaping
• 0.37 acre lot

Tags

• EASY ACCESS TO CITY AMENITIES
• WALKING DISTANCE TO SCHOOLS
• WALKING DISTANCE TO PARKS
• WALKING DISTANCE TO SHOPPING
• NICE LANDSCAPING
• GARDEN AREA

Property features AI

Exterior

• Parking: Attached garage (1 space)
• Security: Smoke detector(s)
• Utilities: Public water
• Home design: Single-family residence; Residential property; Zoned for multiple-family residential
• Construction: Metal roof
• Exterior features: Garden; Shed(s)

Interior

• Kitchen: Oven; Range; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Oil forced-air heating
• Interior features: Smoke detector(s); Full basement
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $77 ($926/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (16.9% below list).
• Recommended offer: $166k (16.9% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 4.9% in Fairbanks — 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 57/100 on livability (#95 in AK) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: crime F, amenities F, commute 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: Hunter Elementary (math 24% / reading 24%, grade F, #122 of 156 statewide, top 81%, 363 students, 70% FRL); Ryan Middle School (math 25% / reading 33%, grade F, #28 of 36 statewide, top 77%, 543 students, 47% FRL); Lathrop High School (math 32% / reading 42%, grade F, #24 of 61 statewide, top 42%, 886 students, 36% FRL) — zoned schools average 51% FRL vs 27% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.6%/yr); 65 active listings in the ZIP; solid renter incomes; 1 units permitted in Fairbanks North Star Borough in 2024 (0 in 5+ unit buildings).

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.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y 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: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $166,041 (16.9% below list)

Questions for the listing agent

1. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.83% ✗
• Cap rate: 6.76%
• Cash-on-cash: 1.65%
• DSCR: 1.07
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $209,520
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1310 20th Ave	0.57mi	1/1.0 (-1)	734 (+2%)	2mo	$75,000	$102	64
2210 Rickert St	0.60mi	2/1.0	784 (+9%)	6mo	$124,900	$159	52
729 Bentley Dr	0.75mi	2/1.0	750 (+4%)	8mo	$267,500	$357	51
231 Slater Dr	0.65mi	2/1.0	806 (+12%)	2mo	$292,500	$363	48
1211 21st Avenue Ave	0.60mi	2/1.0	644 (-11%)	13mo	$235,000	$365	43
671 21st Ave	0.52mi	2/1.0	824 (+14%)	11mo	$240,000	$291	42
921 Twenty-fourth Ave	0.73mi	2/1.0	812 (+13%)	12mo	$165,000	$203	34
719 Bentley Dr	0.72mi	2/1.0	782 (+9%)	22mo	$224,900	$288	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 1.62% rent growth · sell at horizon

5-year hold

• IRR: -15.1%
• Equity multiple: 0.47×
• Total profit: $-29,816
• Equity at exit: $29,806

10-year hold

• IRR: -8.8%
• Equity multiple: 0.48×
• Total profit: $-28,974
• Equity at exit: $17,284

Cash invested: $55,972 (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 99701

• Home prices YoY: -19.4%
• Rents YoY: 1.6%
• Active inventory: 65
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,660 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$103 /mo · $1,235/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $77

Break-even live

Break-even rent $1,563

Max offer price $199,900

Occupancy floor 90%

Sensitivity live

Price	-10% $190	-5% $134	+0% $77	+5% $21	+10% $-36
Rent	-10% $-54	-5% $12	+0% $77	+5% $143	+10% $208
Rate	-1.0pp $178	-0.5pp $128	base $77	+0.5pp $25	+1.0pp $-27

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-09
   days on market $199,900 Active 12 DOM
2. 2026-06-08
   days on market $199,900 Active 11 DOM
3. 2026-06-05
   days on market $199,900 Active 7 DOM
4. 2026-06-03
   days on market $199,900 Active 6 DOM
5. 2026-06-02
   days on market $199,900 Active 5 DOM
6. 2026-06-01
   days on market $199,900 Active 4 DOM
7. 2026-05-31
   days on market $199,900 Active 3 DOM
8. 2026-05-30
   days on market $199,900 Active 2 DOM
9. 2026-05-28
   listed $199,900 Active
10. 2019-08-05
    soldstatus 515-char remark

    Show marketing remark (515 chars)

    This 2 bedroom 1 bathroom home is perfect for someone who enjoys the city life. Conveniently located to all the amenities Fairbanks has to offer, this raised ranch style home is close to parks, shopping, movies and more! In the summer time the yard is perfect for you if you have a green thumb! Lot 26 is included with the sale of this property. There has been a new furnace installed; new electrical service to home; bathroom sub-floor and flooring replaced; basement painted/sealed. This home is being sold AS IS.

11. 2019-03-19
    listed $100,000 515-char remark

    Show marketing remark (515 chars)

    This 2 bedroom 1 bathroom home is perfect for someone who enjoys the city life. Conveniently located to all the amenities Fairbanks has to offer, this raised ranch style home is close to parks, shopping, movies and more! In the summer time the yard is perfect for you if you have a green thumb! Lot 26 is included with the sale of this property. There has been a new furnace installed; new electrical service to home; bathroom sub-floor and flooring replaced; basement painted/sealed. This home is being sold AS IS.

ⓘ 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: $1,235 · $103/mo
• Projected year-2 tax: $1,807 · $151/mo
• Expected delta: +$572/yr (+$48/mo · 46.3%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 22% chance over 30 yrs
• 🫁 Air quality 1/10 Low

Taxation est. · year 1

• Rental income: $19,925
• − Mortgage interest: −$11,198
• − Property taxes: −$1,235
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,594
• − Management: −$1,594
• − Depreciation: −$5,815
• Taxable loss: −$2,511
• Est. tax savings @ 24.0%: +$603
• After-tax cash flow: $1,529/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: 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 — Fairbanks

• Score: 57/100
• State rank: #95
• US rank: #21394

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fairbanks, AK
• County: Fairbanks North Star Borough · 69,381 people
• City population: 47,612
• Metro: Fairbanks, AK
• Population (ZIP): 18,061
• Household income: $75,668
• Rent vs Own: 54.6% rent · 45.4% own
• Severe rent burden: 652.0

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 59% Two or more races 14% Native American 12% Hispanic / Latino 7% Asian 6% Black 5%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Italian 4% Slovak 3% Portuguese 3%
• Foreign-born: 7% · South Korea, Canada, China
• Languages at home: 86% English-only · Spanish 4% Korean 2% Tagalog/Filipino 2%

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: ▼ -37.70%
• Current HPI: 156.1921
• Rent YoY: ▲ 1.62%
• Metro: Fairbanks, AK
• State GDP YoY: —
• F500 in state: 0

Price history

+99.9% since first listed

3 events — show timeline

• 2026-05-28 Listed $199,900 GFBR
• 2019-08-05 Sold (MLS) — GFBR
• 2019-03-19 Listed $100,000 GFBR

Property tax history

+0.3%/yr

Latest (2024): $1,235 · -0.6% YoY. Source: county tax records.