741 8th Ave · Fairbanks, AK 99701

$175,000

2 bd · 1.0 ba · 784 sqft · SingleFamily public records · 21 Days on market

Built 1937 Est $197k · 11% under

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Why this score? — see what drove the C+ 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 +25.6/30.0
• ARV discount +12.5/15.0
• DSCR +8.5/10.0
• 1% rule +5.5/10.0
• Schools +3.6/10.0
• Rent growth +2.9/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

The property is zoned MFO, and is available as a Residence or Professional Office. There are three parking spaces in addition to on street parking. The house has a heated basement for additional storage space. Barnette Elementary School, the UAF Technical College, and the Public Library are all within a street away.

Key facts

• Heated basement
• Three parking spaces
• Built 1937

Tags

• HEATED BASEMENT
• THREE PARKING SPACES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $358 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $172k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.1% 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: schools D, 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.
• Market conditions: Rents rising (+1.6%/yr); 64 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $5k 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 21 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 6y 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: flood insurance adds $56/mo; built in 1937 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $172,375 (1.5% below list)

Questions for the listing agent

1. Built in 1937 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.05% ✓
• Cap rate: 9.13%
• Cash-on-cash: 10.12%
• DSCR: 1.45
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $196,784
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
319 Minnie St	0.72mi	2/1.0	858 (+9%)	8mo	$215,000	$251	44
1622 Laurene St	0.56mi	1/2.0 (-1)	840 (+7%)	22mo	$176,000	$210	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: -4.5%
• Equity multiple: 0.83×
• Total profit: $-8,152
• Equity at exit: $26,093

10-year hold

• IRR: 3.6%
• Equity multiple: 1.24×
• Total profit: $11,977
• Equity at exit: $15,131

Cash invested: $49,000 (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: 64
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,845 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$54 /mo · $648/yr
• Insurance: −$73
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $358

Break-even live

Break-even rent $1,393

Max offer price $175,000

Occupancy floor 76%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
910 4th Ave Fairbanks, AK	2.0	1.0	1048	$1,700	$1.62	43d	1	0.26mi
2803 Wilson St Apt 4 Fairbanks, AK	3.0	1.0	1000	$2,450	$2.45	43d	1	1.30mi

Listing history 41 events

1. 2026-06-19
   days on market $175,000 Active 21 DOM
2. 2026-06-18
   days on market $175,000 Active 20 DOM
3. 2026-06-17
   days on market $175,000 Active 19 DOM
4. 2026-06-16
   days on market $175,000 Active 18 DOM
5. 2026-06-15
   days on market $175,000 Active 17 DOM
6. 2026-06-14
   days on market $175,000 Active 15 DOM
7. 2026-06-13
   days on market $175,000 Active 14 DOM
8. 2026-06-10
   days on market $175,000 Active 12 DOM
9. 2026-06-09
   days on market $175,000 Active 11 DOM
10. 2026-06-08
    days on market $175,000 Active 10 DOM
11. 2026-06-05
    days on market $175,000 Active 6 DOM
12. 2026-06-03
    days on market $175,000 Active 5 DOM
13. 2026-06-02
    days on market $175,000 Active 4 DOM
14. 2026-06-01
    days on market $175,000 Active 3 DOM
15. 2026-05-31
    days on market $175,000 Active 2 DOM
16. 2026-05-30
    listed $175,000 Active
17. 2026-01-13
    status Active
18. 2025-10-08
    status Active
19. 2025-10-08
    price $175,000
20. 2025-10-08
    status Active
21. 2025-10-08
    price $175,000
22. 2025-07-23
    status Pending
23. 2025-07-23
    historical
24. 2025-07-15
    status Active
25. 2025-07-15
    status Active
26. 2025-05-13
    status Pending
27. 2025-05-12
    historical
28. 2025-05-05
    listed $180,000 Active
29. 2025-05-05
    listed $180,000 Active
30. 2024-10-28
    listed $180,000 Active
31. 2024-10-28
    listed $180,000 Active
32. 2024-07-22
    price $180,000
33. 2024-07-22
    price $180,000
34. 2024-04-02
    price $190,000
35. 2024-04-02
    price $190,000
36. 2024-01-18
    status Active
37. 2024-01-18
    status Active
38. 2023-11-29
    status Pending
39. 2023-10-17
    listed $195,000 Active
40. 2023-10-17
    listed $195,000 Active
41. 2020-03-18
    listed $150,000 Active

ⓘ 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: $648 · $54/mo
• Projected year-2 tax: $1,365 · $114/mo
• Expected delta: +$717/yr (+$60/mo · 110.7%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X · 75% chance over 30 yrs
• 🫁 Air quality 1/10 Low

Taxation est. · year 1

• Rental income: $22,142
• − Mortgage interest: −$9,803
• − Property taxes: −$648
• − Insurance: −$1,542
• − Repairs & maintenance: −$1,771
• − Management: −$1,771
• − Depreciation: −$5,091
• Taxable income: $1,517
• Est. tax owed @ 24.0%: −$364
• After-tax cash flow: $3,927/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

+16.7% since first listed

26 events — show timeline

• 2026-05-30 Listed $175,000 FSBO.com
• 2026-01-13 Relisted — GFBR
• 2025-10-08 Relisted — GFBR
• 2025-10-08 Price Changed $175,000 GFBR
• 2025-10-08 Relisted — AKMLS
• 2025-10-08 Price Changed $175,000 AKMLS
• 2025-07-23 Pending — AKMLS
• 2025-07-23 Delisted — GFBR
• 2025-07-15 Relisted — AKMLS
• 2025-07-15 Relisted — GFBR
• 2025-05-13 Pending — AKMLS
• 2025-05-12 Delisted — GFBR
• 2025-05-05 Listed $180,000 GFBR
• 2025-05-05 Listed $180,000 AKMLS
• 2024-10-28 Listed $180,000 AKMLS
• 2024-10-28 Listed $180,000 GFBR
• 2024-07-22 Price Changed $180,000 GFBR
• 2024-07-22 Price Changed $180,000 AKMLS
• 2024-04-02 Price Changed $190,000 GFBR
• 2024-04-02 Price Changed $190,000 AKMLS
• 2024-01-18 Relisted — GFBR
• 2024-01-18 Relisted — AKMLS
• 2023-11-29 Pending — AKMLS
• 2023-10-17 Listed $195,000 AKMLS
• 2023-10-17 Listed $195,000 GFBR
• 2020-03-18 Listed $150,000 AKMLS

Property tax history

-3.0%/yr

Latest (2025): $648 · +1519.5% YoY. Source: county tax records.