17 Teklanika Riv · Nenana, AK 99760

$129,000

2 bd · None ba · 1,066 sqft · SingleFamily · 172 Days on market

Built 2004 Fair condition 4.00 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 +16.9/30.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• Appreciation +5.0/10.0
• 1% rule +4.6/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0
• Condition / age +2.2/5.0

Listing remarks MLS

Exceptional 4-Acre Homestead on the Teklanika River featuring TWO log cabins! Discover an incredible opportunity to own a 4-acre homesteaded lot nestled along the pristine Teklanika River. This unique property is accessible by boat—just 15 miles up the Nenana River from the Nenana boat launch + 2 miles up the Tek or via a groomed winter trail, just 12 miles from the boat landing. No property tax Please note that the square footage given in the listing details is a combined total for the two log cabins. Cabin specific dimensions are listed below. Two Handcrafted Log Homes This property features two log homes, skillfully built by the landowner using locally sourced white spruce timber from the property. There is an abundance of prime white spruce available for harvesting cabin logs and firewood ensuring you'll never run out! The property also includes its own meticulously maintained trails, that are annually brushed and mowed, making it easy to navigate with firewood and/or ATV meat trailers. First Cabin This turn-key cabin is move-in ready and comes fully furnished. The logs have been well-kept and lavishly preserved with log oil to protect them from the weather for years to come. Positioned 75 feet back from the river, it has never experienced flooding. Its outer dimensions are 29' x 21.6', with inner dimensions of 20.5' x 18.7'. A 7' storage shed is conveniently located at the back. The open floor plan is brightened by painted white logs, creating a warm and inviting atmosphere during the long winter months. A wood stove efficiently heats the space and promotes airflow. The kitchen features a propane oven, stove, fridge, and freezer, along with a greywater system, ample counter space, and a pantry. The cabin accommodates two queen-sized beds and is filled with natural light from multiple windows. Sustainable energy is supplied by solar lights powered by a 100-watt solar panel and a three-deep-cell battery bank with LED lights. Water is sourced from a 22-foot deep pitcher pump well (generator not included). The roof overhang provides protection for grilling or wood storage, ensuring everything stays dry. An outhouse with a skylight offers a unique view of the Northern Lights and features a warm, insulated seat. Second Cabin This fixer-upper presents an excellent opportunity for renovation. It requires a roof repair but remains leak-free. Some wall logs will also need replacing when addressing the roof, which can be harvested directly from the property. With outer dimensions of 22' x 20' and an 8' overhang, the inner dimensions are 19' x 20'. The cabin features logs with a diameter of 8-12" and an open floor plan, complemented by a wood stove for heating. It includes a gas range and cook stove, and with minimal effort, this cabin can be transformed into a functional living space, perfect for accommodating two families on the property. Unmatched Outdoor Recreation This riverfront property on the glacier-fed Teklanika offers abundant fishing opportunities for salmon, pike, whitefish, and grayling. The location is ideal for avid hunters, with ample moose sightings right outside your door and excellent conditions for trapping. The area is also home to black bears and grizzlies. Dune Lake, just 20 minutes away by trail, is stocked with rainbow trout and landlocked salmon. An extensive trail system connects you to surrounding villages and lakes, including Dune Lake, Kantishna, and Tolkat. This property is a dream location for hunting families and outdoor enthusiasts alike. Don't miss your chance to own this remarkable slice of Alaskan wilderness! Schedule a viewing today to experience all it has to offer. Exclusions Please note that the listing does not include personal recreational vehicles (i.e., boat, ATV, etc.). The property will be sold as-is.

Key facts

• 4 acre lot
• Built 2004
• Listed 171 days

What this means for you Summary

Snapshot

• This is a 2-bed/?-bath single-family listed at $129k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $84 ($1k/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 $124k (4.3% below list).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 51/100 on livability (#213 in AK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime F, amenities F, commute F.
• Yukon-Koyukuk School District (suburban): math 20% / reading 31% proficiency, ranked #32 of 53 in AK (top 60%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Ella B. Vernetti School (math 24% / reading 24%, 12 students, 92% FRL) — zoned schools average 92% FRL vs 49% district-wide (43 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 8 active listings in the ZIP.

Forward outlook

• In year one you build about $5k of equity ($892 loan paydown + $4k appreciation (3.0% local appreciation)).
• Yukon-Koyukuk County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 172 days — a 12% lower offer ($114k) 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.

Recommended offer $113,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 172 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.96% ✗
• Cap rate: 7.08%
• Cash-on-cash: 2.80%
• DSCR: 1.12
• GRM: 8.7

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: 10.1%
• Equity multiple: 1.58×
• Total profit: $20,922
• Equity at exit: $58,004

10-year hold

• IRR: 12.5%
• Equity multiple: 2.86×
• Total profit: $67,009
• Equity at exit: $89,391

Cash invested: $36,120 (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 99760

• Active inventory: 8
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,235 medium
• Mortgage (P&I): −$676
• Tax est. 1.5%: −$161 /mo · $1,935/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $84

Break-even live

Break-even rent $1,128

Max offer price $129,000

Occupancy floor 88%

Sensitivity live

Price	-10% $173	-5% $129	+0% $84	+5% $40	+10% $-5
Rent	-10% $-13	-5% $35	+0% $84	+5% $133	+10% $182
Rate	-1.0pp $149	-0.5pp $117	base $84	+0.5pp $51	+1.0pp $17

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $129,000 Active 172 DOM
2. 2026-06-19
   days on market $129,000 Active 170 DOM
3. 2026-06-18
   days on market $129,000 Active 169 DOM
4. 2026-06-17
   days on market $129,000 Active 168 DOM
5. 2026-06-16
   days on market $129,000 Active 167 DOM
6. 2026-06-15
   days on market $129,000 Active 166 DOM
7. 2026-06-14
   days on market $129,000 Active 164 DOM
8. 2026-06-13
   days on market $129,000 Active 163 DOM
9. 2026-06-10
   days on market $129,000 Active 161 DOM
10. 2026-06-09
    days on market $129,000 Active 160 DOM
11. 2026-06-08
    days on market $129,000 Active 159 DOM
12. 2026-06-07
    days on market $129,000 Active 158 DOM
13. 2026-06-05
    remarks 699-char remark
14. 2026-06-05
    days on market $129,000 Active 155 DOM
15. 2026-06-02
    days on market $129,000 Active 153 DOM
16. 2026-06-01
    days on market $129,000 Active 152 DOM
17. 2026-05-31
    days on market $129,000 Active 151 DOM
18. 2026-05-30
    days on market $129,000 Active 150 DOM
19. 2026-05-20
    status Active 3828-char remark

    Show marketing remark (3828 chars)

    Exceptional 4-Acre Homestead on the Teklanika River featuring TWO log cabins! Discover an incredible opportunity to own a 4-acre homesteaded lot nestled along the pristine Teklanika River. This unique property is accessible by boat—just 15 miles up the Nenana River from the Nenana boat launch + 2 miles up the Tek or via a groomed winter trail, just 12 miles from the boat landing. No property tax Please note that the square footage given in the listing details is a combined total for the two log cabins. Cabin specific dimensions are listed below. Two Handcrafted Log Homes This property features two log homes, skillfully built by the landowner using locally sourced white spruce timber from the property. There is an abundance of prime white spruce available for harvesting cabin logs and firewood ensuring you'll never run out! The property also includes its own meticulously maintained trails, that are annually brushed and mowed, making it easy to navigate with firewood and/or ATV meat trailers. First Cabin This turn-key cabin is move-in ready and comes fully furnished. The logs have been well-kept and lavishly preserved with log oil to protect them from the weather for years to come. Positioned 75 feet back from the river, it has never experienced flooding. Its outer dimensions are 29' x 21.6', with inner dimensions of 20.5' x 18.7'. A 7' storage shed is conveniently located at the back. The open floor plan is brightened by painted white logs, creating a warm and inviting atmosphere during the long winter months. A wood stove efficiently heats the space and promotes airflow. The kitchen features a propane oven, stove, fridge, and freezer, along with a greywater system, ample counter space, and a pantry. The cabin accommodates two queen-sized beds and is filled with natural light from multiple windows. Sustainable energy is supplied by solar lights powered by a 100-watt solar panel and a three-deep-cell battery bank with LED lights. Water is sourced from a 22-foot deep pitcher pump well (generator not included). The roof overhang provides protection for grilling or wood storage, ensuring everything stays dry. An outhouse with a skylight offers a unique view of the Northern Lights and features a warm, insulated seat. Second Cabin This fixer-upper presents an excellent opportunity for renovation. It requires a roof repair but remains leak-free. Some wall logs will also need replacing when addressing the roof, which can be harvested directly from the property. With outer dimensions of 22' x 20' and an 8' overhang, the inner dimensions are 19' x 20'. The cabin features logs with a diameter of 8-12" and an open floor plan, complemented by a wood stove for heating. It includes a gas range and cook stove, and with minimal effort, this cabin can be transformed into a functional living space, perfect for accommodating two families on the property. Unmatched Outdoor Recreation This riverfront property on the glacier-fed Teklanika offers abundant fishing opportunities for salmon, pike, whitefish, and grayling. The location is ideal for avid hunters, with ample moose sightings right outside your door and excellent conditions for trapping. The area is also home to black bears and grizzlies. Dune Lake, just 20 minutes away by trail, is stocked with rainbow trout and landlocked salmon. An extensive trail system connects you to surrounding villages and lakes, including Dune Lake, Kantishna, and Tolkat. This property is a dream location for hunting families and outdoor enthusiasts alike. Don't miss your chance to own this remarkable slice of Alaskan wilderness! Schedule a viewing today to experience all it has to offer. Exclusions Please note that the listing does not include personal recreational vehicles (i.e., boat, ATV, etc.). The property will be sold as-is.

20. 2026-05-16
    status Pending 3828-char remark

    Show marketing remark (3828 chars)

    Exceptional 4-Acre Homestead on the Teklanika River featuring TWO log cabins! Discover an incredible opportunity to own a 4-acre homesteaded lot nestled along the pristine Teklanika River. This unique property is accessible by boat—just 15 miles up the Nenana River from the Nenana boat launch + 2 miles up the Tek or via a groomed winter trail, just 12 miles from the boat landing. No property tax Please note that the square footage given in the listing details is a combined total for the two log cabins. Cabin specific dimensions are listed below. Two Handcrafted Log Homes This property features two log homes, skillfully built by the landowner using locally sourced white spruce timber from the property. There is an abundance of prime white spruce available for harvesting cabin logs and firewood ensuring you'll never run out! The property also includes its own meticulously maintained trails, that are annually brushed and mowed, making it easy to navigate with firewood and/or ATV meat trailers. First Cabin This turn-key cabin is move-in ready and comes fully furnished. The logs have been well-kept and lavishly preserved with log oil to protect them from the weather for years to come. Positioned 75 feet back from the river, it has never experienced flooding. Its outer dimensions are 29' x 21.6', with inner dimensions of 20.5' x 18.7'. A 7' storage shed is conveniently located at the back. The open floor plan is brightened by painted white logs, creating a warm and inviting atmosphere during the long winter months. A wood stove efficiently heats the space and promotes airflow. The kitchen features a propane oven, stove, fridge, and freezer, along with a greywater system, ample counter space, and a pantry. The cabin accommodates two queen-sized beds and is filled with natural light from multiple windows. Sustainable energy is supplied by solar lights powered by a 100-watt solar panel and a three-deep-cell battery bank with LED lights. Water is sourced from a 22-foot deep pitcher pump well (generator not included). The roof overhang provides protection for grilling or wood storage, ensuring everything stays dry. An outhouse with a skylight offers a unique view of the Northern Lights and features a warm, insulated seat. Second Cabin This fixer-upper presents an excellent opportunity for renovation. It requires a roof repair but remains leak-free. Some wall logs will also need replacing when addressing the roof, which can be harvested directly from the property. With outer dimensions of 22' x 20' and an 8' overhang, the inner dimensions are 19' x 20'. The cabin features logs with a diameter of 8-12" and an open floor plan, complemented by a wood stove for heating. It includes a gas range and cook stove, and with minimal effort, this cabin can be transformed into a functional living space, perfect for accommodating two families on the property. Unmatched Outdoor Recreation This riverfront property on the glacier-fed Teklanika offers abundant fishing opportunities for salmon, pike, whitefish, and grayling. The location is ideal for avid hunters, with ample moose sightings right outside your door and excellent conditions for trapping. The area is also home to black bears and grizzlies. Dune Lake, just 20 minutes away by trail, is stocked with rainbow trout and landlocked salmon. An extensive trail system connects you to surrounding villages and lakes, including Dune Lake, Kantishna, and Tolkat. This property is a dream location for hunting families and outdoor enthusiasts alike. Don't miss your chance to own this remarkable slice of Alaskan wilderness! Schedule a viewing today to experience all it has to offer. Exclusions Please note that the listing does not include personal recreational vehicles (i.e., boat, ATV, etc.). The property will be sold as-is.

21. 2025-12-27
    listed $129,000 Active 3828-char remark

    Show marketing remark (3828 chars)

    Exceptional 4-Acre Homestead on the Teklanika River featuring TWO log cabins! Discover an incredible opportunity to own a 4-acre homesteaded lot nestled along the pristine Teklanika River. This unique property is accessible by boat—just 15 miles up the Nenana River from the Nenana boat launch + 2 miles up the Tek or via a groomed winter trail, just 12 miles from the boat landing. No property tax Please note that the square footage given in the listing details is a combined total for the two log cabins. Cabin specific dimensions are listed below. Two Handcrafted Log Homes This property features two log homes, skillfully built by the landowner using locally sourced white spruce timber from the property. There is an abundance of prime white spruce available for harvesting cabin logs and firewood ensuring you'll never run out! The property also includes its own meticulously maintained trails, that are annually brushed and mowed, making it easy to navigate with firewood and/or ATV meat trailers. First Cabin This turn-key cabin is move-in ready and comes fully furnished. The logs have been well-kept and lavishly preserved with log oil to protect them from the weather for years to come. Positioned 75 feet back from the river, it has never experienced flooding. Its outer dimensions are 29' x 21.6', with inner dimensions of 20.5' x 18.7'. A 7' storage shed is conveniently located at the back. The open floor plan is brightened by painted white logs, creating a warm and inviting atmosphere during the long winter months. A wood stove efficiently heats the space and promotes airflow. The kitchen features a propane oven, stove, fridge, and freezer, along with a greywater system, ample counter space, and a pantry. The cabin accommodates two queen-sized beds and is filled with natural light from multiple windows. Sustainable energy is supplied by solar lights powered by a 100-watt solar panel and a three-deep-cell battery bank with LED lights. Water is sourced from a 22-foot deep pitcher pump well (generator not included). The roof overhang provides protection for grilling or wood storage, ensuring everything stays dry. An outhouse with a skylight offers a unique view of the Northern Lights and features a warm, insulated seat. Second Cabin This fixer-upper presents an excellent opportunity for renovation. It requires a roof repair but remains leak-free. Some wall logs will also need replacing when addressing the roof, which can be harvested directly from the property. With outer dimensions of 22' x 20' and an 8' overhang, the inner dimensions are 19' x 20'. The cabin features logs with a diameter of 8-12" and an open floor plan, complemented by a wood stove for heating. It includes a gas range and cook stove, and with minimal effort, this cabin can be transformed into a functional living space, perfect for accommodating two families on the property. Unmatched Outdoor Recreation This riverfront property on the glacier-fed Teklanika offers abundant fishing opportunities for salmon, pike, whitefish, and grayling. The location is ideal for avid hunters, with ample moose sightings right outside your door and excellent conditions for trapping. The area is also home to black bears and grizzlies. Dune Lake, just 20 minutes away by trail, is stocked with rainbow trout and landlocked salmon. An extensive trail system connects you to surrounding villages and lakes, including Dune Lake, Kantishna, and Tolkat. This property is a dream location for hunting families and outdoor enthusiasts alike. Don't miss your chance to own this remarkable slice of Alaskan wilderness! Schedule a viewing today to experience all it has to offer. Exclusions Please note that the listing does not include personal recreational vehicles (i.e., boat, ATV, etc.). The property will be sold as-is.

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

Taxation est. · year 1

• Rental income: $14,821
• − Mortgage interest: −$7,226
• − Property taxes: −$1,935
• − Insurance: −$645
• − Repairs & maintenance: −$1,186
• − Management: −$1,186
• − Depreciation: −$3,753
• Taxable loss: −$1,109
• Est. tax savings @ 24.0%: +$266
• After-tax cash flow: $1,277/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This log cabin requires significant repairs and maintenance to improve its condition and value. Repairs to the roof, siding, and interior walls are necessary, along with replacing the flooring and adding landscaping.

Repairs flagged

• Major log siding — Significant wear and tear
• Major roof — Rusty metal roof
• Major flooring — Worn wooden flooring
• Major interior walls — Worn paint and exposed insulation
• Major HVAC/mechanicals — Exposed heating system and old appliances

Value-add opportunities

• Resale Paint interior walls — Fresh paint enhances curb appeal
• Resale Replace flooring — New flooring improves comfort and value
• Resale Repair roof — A new roof ensures durability and enhances value
• Both Landscaping — Landscaping improves curb appeal and enhances property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
log siding · Significant wear and tear	Major	$15,000–50,000
roof · Rusty metal roof	Major	$15,000–50,000
flooring · Worn wooden flooring	Major	$15,000–50,000
interior walls · Worn paint and exposed insulation	Major	$15,000–50,000
HVAC/mechanicals · Exposed heating system and old appliances	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint enhances curb appeal ↑
• Resale Replace flooring — New flooring improves comfort and value ↑
• Resale Repair roof — A new roof ensures durability and enhances value ↑
• Both Landscaping — Landscaping improves curb appeal and enhances property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Yukon-Koyukuk School District
• NCES district ID: 0200862
• Math proficiency: 20% ▼ -2.00%
• Reading proficiency: 31% ▼ -5.00%
• Median HH income: $34,778
• Composite: 24.02/100
• National rank: #13174
• State rank: #32 of 53 in AK

Livability — Nenana

• Score: 51/100
• State rank: #213
• US rank: #25200

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 800

Population outlook (Yukon-Koyukuk County) Hauer SSP2

• Today (2025): 5,404 people
• By 2030: 5,290 · -2.1%
• By 2040: 4,962 · -8.2%
• By 2050: 4,570 · -15.4%
• By 2075: 3,847 · -28.8%
• By 2100: 3,213 · -40.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 64% Native American 26% Two or more races 11% Hispanic / Latino 3%
• Common ancestry: Slovak 6% Lithuanian 6% Scotch-Irish 6%
• Foreign-born: 1%
• Languages at home: 88% English-only · Spanish 3% Russian/Polish/Slavic 1%

Political lean MEDSL · Yukon-Koyukuk

• 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: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

3 events — show timeline

• 2026-05-20 Relisted — AKMLS
• 2026-05-16 Pending — AKMLS
• 2025-12-27 Listed $129,000 AKMLS