19405 Ridge St · Cohoe, AK 99610

$129,000

2 bd · 2.0 ba · 980 sqft · Manufactured public records · 42 Days on market

Built 1975 0.93 ac lot $132/sqft · 55% below area

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• Appreciation +6.6/10.0
• Schools +3.7/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Looking for a deal? This 2 bedroom, 2 bathroom cozy cabin/manufactured home is turn-key, Except for personal items. move in ready , Ideal Location, Prime spot for fishing, hunting, and recreation. Room to build extra cabins, backed by Native land great for full time living or summer getaway.

Key facts

• Ideal location
• Turn-key
• 0.93 acre lot

Tags

• TURN-KEY
• IDEAL LOCATION
• PRIME SPOT FOR FISHING
• ROOM TO BUILD EXTRA CABINS

Property features AI

Exterior

• Parking: No garage; No carport
• Utilities: Septic tank
• Home design: Residential mobile home; Not attached; Built in 1975
• Construction: Mobile home construction; Metal roof; Other foundation
• Exterior features: Private yard; Gravel road access

Interior

• Kitchen: Refrigerator; Laminate counters
• Bedrooms: 2 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Wood stove; Electric heat
• Interior features: Ceiling fan(s); Wood stove; Laminate counters; BR/BA on main level; Electric; Refrigerator

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $129k.

Deal economics

• At list price, monthly cash flow is $494 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $125k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#79 in AK) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living B+, crime B; Watch: health & safety C-, amenities F, commute F.
• Kenai Peninsula Borough School District (rural): math 35% / reading 48% proficiency, ranked #8 of 21 in AK (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mt. View Elementary (math 32% / reading 37%, grade F, #93 of 156 statewide, top 66%, 403 students, 51% FRL); Kenai Middle School (math 28% / reading 47%, grade F, #19 of 36 statewide, top 51%, 411 students, 38% FRL); Soldotna High School (math 27% / reading 37%, grade F, #33 of 61 statewide, top 57%, 707 students, 26% FRL).
• Market conditions: 66 active listings in the ZIP; 152 units permitted in Kenai Peninsula Borough in 2024 (20 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($892 loan paydown + $4k appreciation (3.2% local appreciation)).
• Kenai Peninsula County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.2% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y 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.

Recommended offer $125,130 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.36% ✓
• Cap rate: 10.89%
• Cash-on-cash: 16.42%
• DSCR: 1.73
• GRM: 6.1

CMA / ARV

• ARV (median comp): $285,902
• List price: $129,000
• Delta: -54.88%
• Verdict: UNDERPRICED
• Comps: 7 within 2.0 mi

Projected returns pro-forma

3.18% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.3%
• Equity multiple: 2.34×
• Total profit: $48,260
• Equity at exit: $59,294

10-year hold

• IRR: 24.1%
• Equity multiple: 4.50×
• Total profit: $126,245
• Equity at exit: $92,395

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 99610

• Home prices YoY: 1.8%
• Active inventory: 66
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,754 medium
• Mortgage (P&I): −$676
• Tax est. 1.5%: −$161 /mo · $1,935/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $494

Break-even live

Break-even rent $1,128

Max offer price $129,000

Occupancy floor 67%

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 23 events

1. 2026-06-19
   days on market $129,000 Active 42 DOM
2. 2026-06-18
   days on market $129,000 Active 41 DOM
3. 2026-06-17
   days on market $129,000 Active 40 DOM
4. 2026-06-16
   days on market $129,000 Active 39 DOM
5. 2026-06-15
   days on market $129,000 Active 38 DOM
6. 2026-06-14
   days on market $129,000 Active 36 DOM
7. 2026-06-12
   days on market $129,000 Active 35 DOM
8. 2026-06-09
   days on market $129,000 Active 32 DOM
9. 2026-06-08
   days on market $129,000 Active 31 DOM
10. 2026-06-07
    days on market $129,000 Active 30 DOM
11. 2026-06-07
    pricedays on market $129,000 Active 29 DOM
12. 2026-06-04
    days on market $130,000 Active 26 DOM
13. 2026-06-02
    days on market $130,000 Active 25 DOM
14. 2026-06-01
    days on market $130,000 Active 24 DOM
15. 2026-05-31
    days on market $130,000 Active 23 DOM
16. 2026-05-31
    days on market $130,000 Active 22 DOM
17. 2026-05-08
    listed $130,000 Active 292-char remark
18. 2025-07-02
    price $145,000
19. 2025-04-24
    listed $150,000 Active
20. 2025-04-04
    status Active
21. 2024-04-07
    listed $168,000 Active
22. 2019-11-21
    soldstatus
23. 2019-08-26
    listed $30,000

ⓘ 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 1/10 Low 0% chance over 30 yrs
• 🫁 Air quality 1/10 Low

Taxation est. · year 1

• Rental income: $21,050
• − Mortgage interest: −$7,226
• − Property taxes: −$1,935
• − Insurance: −$645
• − Repairs & maintenance: −$1,684
• − Management: −$1,684
• − Depreciation: −$3,753
• Taxable income: $4,123
• Est. tax owed @ 24.0%: −$990
• After-tax cash flow: $4,942/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: Kenai Peninsula Borough School District
• NCES district ID: 0200390
• Math proficiency: 35% ▼ -6.00%
• Reading proficiency: 48% ▲ 1.00%
• Median HH income: $60,704
• Composite: 36.71/100
• National rank: #4594
• State rank: #8 of 21 in AK

Livability — Cohoe

• Score: 60/100
• State rank: #79
• US rank: #18781

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cohoe, AK
• City population: 2,307
• Population (ZIP): 2,307

Population outlook (Kenai Peninsula County) Hauer SSP2

• Today (2025): 63,736 people
• By 2030: 66,260 · +4.0%
• By 2040: 70,449 · +10.5%
• By 2050: 74,414 · +16.8%
• By 2075: 87,508 · +37.3%
• By 2100: 95,360 · +49.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Two or more races 13% Native American 7% Hispanic / Latino 3% Asian 2%
• Common ancestry: Scotch-Irish 5% Slovak 5% Italian 4%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 2% French/Haitian/Cajun 1% Tagalog/Filipino 1%

Political lean MEDSL · Kenai Peninsula

• 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: ▲ 3.18%
• Current HPI: 179.9587
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+330.0% since first listed

8 events — show timeline

• 2026-06-06 Price Changed $129,000 AKMLS
• 2026-05-08 Listed $130,000 AKMLS
• 2025-07-02 Price Changed $145,000 AKMLS
• 2025-04-24 Listed $150,000 AKMLS
• 2025-04-04 Relisted — AKMLS
• 2024-04-07 Listed $168,000 AKMLS
• 2019-11-21 Sold (Public Records) — Public Records
• 2019-08-26 Listed $30,000 AKMLS

Property tax history

+19.6%/yr

Latest (2025): $208 · -9.8% YoY. Source: county tax records.