9950 Stephen Richards Memorial Dr Unit 77B · Juneau, AK 99801

$197,000

2 bd · 2.0 ba · 840 sqft · Land · 72 Days on market

Built 2025

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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 +15.7/30.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• 1% rule +4.3/10.0
• Livability +4.2/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This Brand New 2 Bedroom 2 Bath Mobile Home is Just What You've Been Waiting For! There are two custom covered porches to welcome you home and provide the perfect spots for your morning coffee and relaxing and enjoying the fresh air. Inside, the house shines with lovely finishes, including fresh Sherwin-Williams paint and Congoleum luxury vinyl flooring throughout. The kitchen features white hardwood cabinets, stainless steel appliances and a 36” European range hood. The master bedroom has an ensuite bathroom and walk in closet. With this year’s record setting snowfall you’ll be glad that it has architectural roof shingles and an 80 lb roof load. From the thoughtful outdoor spaces to the polished modern upgrades, this is a home you’ll truly be proud to call your own. Call today for a showing!

Key facts

• Built 2025
• Listed 71 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath land listed at $197k.

Deal economics

• At list price, monthly cash flow is $32 ($382/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 $183k (6.9% below list).
• Recommended offer: $183k (6.9% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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.
• Market conditions: 179 active listings in the ZIP; solid renter incomes; 114 units permitted in Juneau City and Borough in 2024 (82 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.
• Juneau County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($185k) is reasonable based on typical stale-listing flexibility.

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 $183,388 (6.9% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.93% ✗
• Cap rate: 6.82%
• Cash-on-cash: 1.90%
• DSCR: 1.08
• GRM: 9.0

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: -15.2%
• Equity multiple: 0.46×
• Total profit: $-29,835
• Equity at exit: $29,373

10-year hold

• IRR: -6.5%
• Equity multiple: 0.58×
• Total profit: $-23,121
• Equity at exit: $17,033

Cash invested: $55,160 (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 99801

• Active inventory: 179
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,834 medium
• Mortgage (P&I): −$1,033
• Tax est. 1.5%: −$246 /mo · $2,955/yr
• Insurance: −$82
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $32

Break-even live

Break-even rent $1,794

Max offer price $197,000

Occupancy floor 93%

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: $49,250
• Closing costs: $5,910
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $197,000 Active 72 DOM
2. 2026-06-18
   days on market $197,000 Active 71 DOM
3. 2026-06-17
   days on market $197,000 Active 70 DOM
4. 2026-06-16
   days on market $197,000 Active 69 DOM
5. 2026-06-15
   days on market $197,000 Active 68 DOM
6. 2026-06-14
   days on market $197,000 Active 66 DOM
7. 2026-06-12
   days on market $197,000 Active 65 DOM
8. 2026-06-09
   days on market $197,000 Active 62 DOM
9. 2026-06-08
   days on market $197,000 Active 61 DOM
10. 2026-06-07
    days on market $197,000 Active 60 DOM
11. 2026-06-03
    days on market $197,000 Active 56 DOM
12. 2026-06-02
    days on market $197,000 Active 55 DOM
13. 2026-06-01
    days on market $197,000 Active 54 DOM
14. 2026-05-31
    days on market $197,000 Active 53 DOM
15. 2026-05-30
    days on market $197,000 Active 52 DOM
16. 2026-04-08
    listed $197,000 Active 828-char remark

    Show marketing remark (828 chars)

    This Brand New 2 Bedroom 2 Bath Mobile Home is Just What You've Been Waiting For! There are two custom covered porches to welcome you home and provide the perfect spots for your morning coffee and relaxing and enjoying the fresh air. Inside, the house shines with lovely finishes, including fresh Sherwin-Williams paint and Congoleum luxury vinyl flooring throughout. The kitchen features white hardwood cabinets, stainless steel appliances and a 36” European range hood. The master bedroom has an ensuite bathroom and walk in closet. With this year’s record setting snowfall you’ll be glad that it has architectural roof shingles and an 80 lb roof load. From the thoughtful outdoor spaces to the polished modern upgrades, this is a home you’ll truly be proud to call your own. Call today for a showing!

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

Taxation est. · year 1

• Rental income: $22,007
• − Mortgage interest: −$11,035
• − Property taxes: −$2,955
• − Insurance: −$1,652
• − Repairs & maintenance: −$1,761
• − Management: −$1,761
• − Depreciation: −$5,731
• Taxable loss: −$2,887
• Est. tax savings @ 24.0%: +$693
• After-tax cash flow: $1,074/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
• County: Juneau Borough · 29,588 people
• City population: 29,588
• Metro: Juneau, AK
• Population (ZIP): 29,588
• Household income: $102,217
• Rent vs Own: 35.1% rent · 64.9% own
• Severe rent burden: 660.0

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 0.61)
• Race & ethnicity: White 62% Two or more races 17% Native American 8% Asian 7% Hispanic / Latino 7% Pacific Islander 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Portuguese 5% Slovak 3% Italian 3%
• Foreign-born: 8% · Canada, China
• Languages at home: 89% English-only · Tagalog/Filipino 3% Spanish 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: ▼ -211.89%
• Current HPI: 170.9025
• Rent YoY: —
• Metro: Juneau, AK
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-04-08 Listed $197,000 SEABR