2705 Goldenrod Cir · Badger, AK 99705

$209,900

1 bd · 1.0 ba · 646 sqft · SingleFamily public records · 17 Days on market

Built 2009 1.16 ac lot

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Why this score? — see what drove the F 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 +8.8/30.0
• ARV discount +7.5/15.0
• Rent growth +3.8/5.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

BACK ON THE MARKET!! Log cabin on a secluded lot!! Cozy one bedroom home with a roomy kitchen and living area. Bathroom is located on the bottom floor and bedroom is the whole upstairs. Nice deck to enjoy the sounds of nature around you. Did I mention the 12 x 20 dry cabin with an enclosed deck on the property as well? A little taste of Alaska is waiting for you right here!! Come check it out today!!! City water is being installed in this area this year.

Key facts

• Private lot
• Front deck
• Roomy kitchen

Tags

• LOG CABIN
• PRIVATE LOT
• PUBLIC WATER
• ROOMY KITCHEN
• LIVING AREA
• FRONT DECK

Property features AI

Finance

• Other: Zoned General Use District - 1

Exterior

• Utilities: Public water
• Home design: Single-family residence; 2 stories
• Construction: Log construction
• Exterior features: Metal roof; Gravel road access; Private maintained road

Interior

• Kitchen: Oven; Range; Refrigerator
• Flooring: Laminate
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Oil heating
• Interior features: Vaulted ceilings; Insulated windows
• Laundry & utility: Washer; Dryer (main level laundry)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-171 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $180k (14.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $155k (25.9% below list).
• Recommended offer: $155k (25.9% below list) — sets the bar for 1% rule.

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: Midnight Sun Elementary School (math 37% / reading 42%, grade F, #75 of 156 statewide, top 52%, 337 students, 32% 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).

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

• It's been on market 17 days — a 2% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask is 8% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $155,434 (25.9% 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. 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: 0.74% ✗
• Cap rate: 5.31%
• Cash-on-cash: -3.49%
• DSCR: 0.84
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $44,574
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2680 Goldenrod Cir	0.10mi	1/1.0	728 (+13%)	6mo	$50,000	$69	69

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 · 5.08% rent growth · sell at horizon

5-year hold

• IRR: -20.0%
• Equity multiple: 0.29×
• Total profit: $-41,598
• Equity at exit: $31,297

10-year hold

• IRR: -9.1%
• Equity multiple: 0.39×
• Total profit: $-36,071
• Equity at exit: $18,148

Cash invested: $58,772 (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: 11.3×

Monthly cashflow live

• Estimated rent: $1,554 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$211 /mo · $2,530/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $-171

Break-even live

Break-even rent $1,771

Max offer price $179,674

Occupancy floor —

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-19
   days on market $209,900 Active 17 DOM
2. 2026-06-18
   days on market $209,900 Active 16 DOM
3. 2026-06-17
   days on market $209,900 Active 15 DOM
4. 2026-06-16
   days on market $209,900 Active 14 DOM
5. 2026-06-15
   days on market $209,900 Active 13 DOM
6. 2026-06-14
   days on market $209,900 Active 11 DOM
7. 2026-06-13
   days on market $209,900 Active 10 DOM
8. 2026-06-10
   days on market $209,900 Active 8 DOM
9. 2026-06-09
   days on market $209,900 Active 7 DOM
10. 2026-06-09
    price $209,900 Active 6 DOM
11. 2026-06-08
    days on market $194,900 Active 6 DOM
12. 2026-06-05
    days on market $194,900 Active 2 DOM
13. 2026-06-03
    remarks 274-char remark
14. 2026-06-03
    listed $194,900 Active 1 DOM

ⓘ 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: $2,530 · $211/mo
• Projected year-2 tax: $2,530 · $211/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🫁 Air quality 1/10 Low

Taxation est. · year 1

• Rental income: $18,652
• − Mortgage interest: −$11,758
• − Property taxes: −$2,530
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,492
• − Management: −$1,492
• − Depreciation: −$6,106
• Taxable loss: −$5,776
• Est. tax savings @ 24.0%: +$1,386
• After-tax cash flow: $-667/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 — 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

+65.2% since first listed

8 events — show timeline

• 2026-06-02 Listed $194,900 GFBR
• 2025-10-04 Listed $184,900 GFBR
• 2019-08-02 Sold (Public Records) — Public Records
• 2019-07-25 Sold (MLS) — GFBR
• 2019-02-20 Listed $118,000 GFBR
• 2019-02-19 Listed $118,000 AKMLS
• 2011-08-30 Sold (Public Records) — Public Records
• 2009-06-16 Sold (Public Records) — Public Records

Property tax history

+4.3%/yr

Latest (2025): $2,530 · +11.0% YoY. Source: county tax records.