180 Price St #25 · Sitka, AK 99835

$145,000

4 bd · 1.0 ba · 924 sqft · Manufactured · 202 Days on market

Built 2004

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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 +28.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +4.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This single-wide manufactured home has four bedrooms and 1.5 bathrooms, located in the Mountain View Estates park. Forced propane-heated air. Appliances, washer and dryer are included. Space rent is $415 per month, plus applicable tax. MountainView Estate Rules and Regulations are available for review. This is a 2004 Moduline Coronado 204 Manufactured Home, 14' x 66', Single wide. Purchasing is contingent on the Buyer having approval from Mountain View Estate to lease the lot.

Key facts

• Built 2004
• Listed 202 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $453 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 86/100 on livability (#1 in AK, #425 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A+; Watch: cost of living F.
• Sitka School District (town): math 46% / reading 50% proficiency, ranked #4 of 21 in AK (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 43 active listings in the ZIP; 11 units permitted in Sitka City and 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 $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 202 days — a 12% lower offer ($128k) 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

• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 202 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.27% ✓
• Cap rate: 10.04%
• Cash-on-cash: 13.38%
• DSCR: 1.60
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 3.4%
• Equity multiple: 1.13×
• Total profit: $5,353
• Equity at exit: $21,620

10-year hold

• IRR: 13.0%
• Equity multiple: 2.03×
• Total profit: $41,887
• Equity at exit: $12,537

Cash invested: $40,600 (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 99835

• Active inventory: 43
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,841 medium
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,175/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $453

Break-even live

Break-even rent $1,268

Max offer price $145,000

Occupancy floor 70%

Sensitivity live

Price	-10% $553	-5% $503	+0% $453	+5% $402	+10% $352
Rent	-10% $307	-5% $380	+0% $453	+5% $525	+10% $598
Rate	-1.0pp $526	-0.5pp $489	base $453	+0.5pp $415	+1.0pp $377

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-09
   status $145,000 Pending 202 DOM
2. 2026-06-08
   days on market $145,000 Active 202 DOM
3. 2026-06-07
   days on market $145,000 Active 201 DOM
4. 2026-06-07
   days on market $145,000 Active 200 DOM
5. 2026-06-04
   days on market $145,000 Active 197 DOM
6. 2026-06-02
   days on market $145,000 Active 196 DOM
7. 2026-06-01
   days on market $145,000 Active 195 DOM
8. 2026-05-31
   days on market $145,000 Active 194 DOM
9. 2026-05-31
   days on market $145,000 Active 193 DOM
10. 2026-04-24
    status Active 481-char remark

    Show marketing remark (481 chars)

    This single-wide manufactured home has four bedrooms and 1.5 bathrooms, located in the Mountain View Estates park. Forced propane-heated air. Appliances, washer and dryer are included. Space rent is $415 per month, plus applicable tax. MountainView Estate Rules and Regulations are available for review. This is a 2004 Moduline Coronado 204 Manufactured Home, 14' x 66', Single wide. Purchasing is contingent on the Buyer having approval from Mountain View Estate to lease the lot.

11. 2025-11-10
    listed $145,000 Active 481-char remark

    Show marketing remark (481 chars)

    This single-wide manufactured home has four bedrooms and 1.5 bathrooms, located in the Mountain View Estates park. Forced propane-heated air. Appliances, washer and dryer are included. Space rent is $415 per month, plus applicable tax. MountainView Estate Rules and Regulations are available for review. This is a 2004 Moduline Coronado 204 Manufactured Home, 14' x 66', Single wide. Purchasing is contingent on the Buyer having approval from Mountain View Estate to lease the lot.

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🫁 Air quality 1/10 Low

Taxation est. · year 1

• Rental income: $22,095
• − Mortgage interest: −$8,122
• − Property taxes: −$2,175
• − Insurance: −$725
• − Repairs & maintenance: −$1,768
• − Management: −$1,768
• − Depreciation: −$4,218
• Taxable income: $3,319
• Est. tax owed @ 24.0%: −$797
• After-tax cash flow: $4,634/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: Sitka School District
• NCES district ID: 0200240
• Math proficiency: 46% ▬ 0.00%
• Reading proficiency: 50% ▼ -5.00%
• Median HH income: $66,729
• Composite: 42.71/100
• National rank: #3166
• State rank: #4 of 21 in AK

Livability — Sitka

• Score: 86/100
• State rank: #1
• US rank: #425

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sitka, AK
• City population: 8,393
• Population (ZIP): 8,393

Population outlook (Sitka County) Hauer SSP2

• Today (2025): 9,189 people
• By 2030: 9,264 · +0.8%
• By 2040: 9,254 · +0.7%
• By 2050: 9,225 · +0.4%
• By 2075: 9,386 · +2.1%
• By 2100: 9,164 · -0.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 60% Two or more races 19% Native American 9% Asian 7% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 5% Lithuanian 3% Italian 3%
• Foreign-born: 9% · Canada
• Languages at home: 87% English-only · Spanish 4% Tagalog/Filipino 4% Other Asian/Pacific 2%

Political lean MEDSL · Sitka

• 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: ▼ -193.94%
• Current HPI: 112.4336
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2026-04-24 Relisted — SEABR
• 2025-11-10 Listed $145,000 SEABR