3183 Four D Ct · Badger, AK 99705

$160,000

3 bd · 2.0 ba · 1,744 sqft · SingleFamily public records · 192 Days on market

Built 2000 0.93 ac lot $92/sqft · 63% below area ↓ 41% since listing

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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 +24.1/30.0
• DSCR +7.8/10.0
• 1% rule +7.5/10.0
• 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
• Appreciation +0.0/10.0

Listing remarks MLS

Multilevel home located in a quiet neighborhood in North Pole. Enjoy the convenience of the location while having the opportunity to own a piece of Alaska. This 3 bedroom, 2 bathroom home is waiting for the right person to come in and bring it back to life! Home is being sold As-Is. All offers must be submitted at www. vrmproperties.com. Agents must register as a User, enter the property address, and click on "Start Offer". This property may qualify for Seller Financing (Vendee). If property was built prior to 1978, Lead Based Paint Potentially Exists.

Key facts

• 0.93 acre lot
• Built 2000
• Listed 191 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $315 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 4.9% in Badger — 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 63/100 on livability (#49 in AK) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: cost of living C-, schools D, crime 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 fast (+5.1%/yr); 248 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.
• At projected returns (-3.0% appreciation + 5.1% rent growth), your $45k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 192 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 5y ago; this cycle's ask has dropped $29k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.

Recommended offer $140,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 192 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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?
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. 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.
8. 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.
9. 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: 1.25% ✓
• Cap rate: 8.66%
• Cash-on-cash: 8.45%
• DSCR: 1.38
• GRM: 6.6

CMA / ARV

• ARV (median comp): $433,661
• List price: $160,000
• Delta: -63.10%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2273 Arlene Dr	0.14mi	3/2.0	1,592 (-9%)	0mo	$379,900	$239	79
3244 Trestrail Loop	0.18mi	3/1.5	1,500 (-14%)	1mo	$330,000	$220	65
3340 Wing Ct	0.43mi	3/2.0	1,792 (+3%)	18mo	$445,000	$248	60
3244 Trestrail Loop	0.18mi	3/1.5	1,500 (-14%)	7mo	$289,900	$193	60
2144 Free Wright Ln	0.68mi	3/2.0	1,680 (-4%)	10mo	$359,900	$214	53
3353 Yellowstone Rd	0.53mi	3/2.0	1,624 (-7%)	15mo	$385,000	$237	52
2245 Flight St	0.56mi	3/2.0	1,818 (+4%)	20mo	$429,000	$236	50
2477 Mission Rd	0.71mi	3/2.0	1,842 (+6%)	10mo	$442,500	$240	49
2360 Outside Blvd	0.55mi	4/2.0 (+1)	1,954 (+12%)	6mo	$375,000	$192	44
2082 Flight St	0.65mi	4/2.5 (+1)	1,838 (+5%)	18mo	$405,000	$220	39
3040 Springs Blvd	0.69mi	4/2.0 (+1)	1,636 (-6%)	20mo	$319,900	$196	36
3020 Super Cub Ln	0.74mi	3/2.0	2,000 (+15%)	9mo	$379,900	$190	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 · 5.08% rent growth · sell at horizon

5-year hold

• IRR: -0.8%
• Equity multiple: 0.97×
• Total profit: $-1,416
• Equity at exit: $23,857

10-year hold

• IRR: 11.2%
• Equity multiple: 1.97×
• Total profit: $43,528
• Equity at exit: $13,834

Cash invested: $44,800 (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: 6.6×

Monthly cashflow live

• Estimated rent: $2,007 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$364 /mo · $4,371/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $315

Break-even live

Break-even rent $1,608

Max offer price $160,000

Occupancy floor 79%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2555 Mission Rd North Pole, AK	2.0–3.0	1.0	1175	$1,750	$1.49	43d	2	0.91mi
2084 Jackson St #2 North Pole, AK	3.0	1.0	1050	$1,500	$1.43	43d	1	1.09mi

Listing history 40 events

1. 2026-06-19
   days on market $160,000 Active 192 DOM
2. 2026-06-18
   days on market $160,000 Active 191 DOM
3. 2026-06-17
   days on market $160,000 Active 190 DOM
4. 2026-06-16
   days on market $160,000 Active 189 DOM
5. 2026-06-15
   days on market $160,000 Active 188 DOM
6. 2026-06-14
   days on market $160,000 Active 186 DOM
7. 2026-06-13
   days on market $160,000 Active 185 DOM
8. 2026-06-10
   days on market $160,000 Active 183 DOM
9. 2026-06-09
   days on market $160,000 Active 182 DOM
10. 2026-06-08
    days on market $160,000 Active 181 DOM
11. 2026-06-05
    days on market $160,000 Active 177 DOM
12. 2026-06-03
    days on market $160,000 Active 176 DOM
13. 2026-06-02
    days on market $160,000 Active 175 DOM
14. 2026-06-01
    days on market $160,000 Active 174 DOM
15. 2026-05-31
    days on market $160,000 Active 173 DOM
16. 2026-05-30
    days on market $160,000 Active 172 DOM
17. 2026-02-17
    price $160,000 568-char remark

    Show marketing remark (568 chars)

    Multilevel home located in a quiet neighborhood in North Pole. Enjoy the convenience of the location while having the opportunity to own a piece of Alaska. This 3 bedroom, 2 bathroom home is waiting for the right person to come in and bring it back to life! Home is being sold As-Is. All offers must be submitted at www. vrmproperties.com. Agents must register as a User, enter the property address, and click on "Start Offer". This property may qualify for Seller Financing (Vendee). If property was built prior to 1978, Lead Based Paint Potentially Exists.

18. 2026-01-13
    price $179,000 568-char remark

    Show marketing remark (568 chars)

    Multilevel home located in a quiet neighborhood in North Pole. Enjoy the convenience of the location while having the opportunity to own a piece of Alaska. This 3 bedroom, 2 bathroom home is waiting for the right person to come in and bring it back to life! Home is being sold As-Is. All offers must be submitted at www. vrmproperties.com. Agents must register as a User, enter the property address, and click on "Start Offer". This property may qualify for Seller Financing (Vendee). If property was built prior to 1978, Lead Based Paint Potentially Exists.

19. 2025-12-10
    listed $189,000 Active 568-char remark

    Show marketing remark (568 chars)

    Multilevel home located in a quiet neighborhood in North Pole. Enjoy the convenience of the location while having the opportunity to own a piece of Alaska. This 3 bedroom, 2 bathroom home is waiting for the right person to come in and bring it back to life! Home is being sold As-Is. All offers must be submitted at www. vrmproperties.com. Agents must register as a User, enter the property address, and click on "Start Offer". This property may qualify for Seller Financing (Vendee). If property was built prior to 1978, Lead Based Paint Potentially Exists.

20. 2024-06-01
    historical $1,800
21. 2024-05-23
    listed $1,800
22. 2024-02-16
    historical $1,800
23. 2024-02-13
    listed $1,800
24. 2023-10-21
    historical $1,800
25. 2023-09-28
    listed $1,800
26. 2023-09-28
    listed $224,900 Active
27. 2023-09-13
    price $224,900
28. 2023-08-16
    status Active
29. 2023-08-16
    price $234,500
30. 2023-08-11
    historical
31. 2023-07-31
    status Active
32. 2023-06-21
    price $239,900
33. 2023-06-10
    listed $249,900 Active
34. 2022-03-02
    status Active
35. 2022-01-11
    price $233,000
36. 2021-09-08
    listed $241,900 Active
37. 2021-07-17
    price $264,900
38. 2021-05-24
    listed $269,900 Active
39. 2021-04-15
    listed $269,900 Active
40. 2005-10-31
    soldstatus

ⓘ 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: $4,371 · $364/mo
• Projected year-2 tax: $4,371 · $364/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: $24,083
• − Mortgage interest: −$8,962
• − Property taxes: −$4,371
• − Insurance: −$800
• − Repairs & maintenance: −$1,927
• − Management: −$1,927
• − Depreciation: −$4,655
• Taxable income: $1,441
• Est. tax owed @ 24.0%: −$346
• After-tax cash flow: $3,440/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

-40.7% since first listed

24 events — show timeline

• 2026-02-17 Price Changed $160,000 GFBR
• 2026-01-13 Price Changed $179,000 GFBR
• 2025-12-10 Listed $189,000 GFBR
• 2024-06-01 Rental Removed $1,800 GFBR
• 2024-05-23 Listed for Rent $1,800 GFBR
• 2024-02-16 Rental Removed $1,800 GFBR
• 2024-02-13 Listed for Rent $1,800 GFBR
• 2023-10-21 Rental Removed $1,800 GFBR
• 2023-09-28 Listed for Rent $1,800 GFBR
• 2023-09-28 Listed $224,900 GFBR
• 2023-09-13 Price Changed $224,900 GFBR
• 2023-08-16 Relisted — GFBR
• 2023-08-16 Price Changed $234,500 GFBR
• 2023-08-11 Delisted — GFBR
• 2023-07-31 Relisted — GFBR
• 2023-06-21 Price Changed $239,900 GFBR
• 2023-06-10 Listed $249,900 GFBR
• 2022-03-02 Relisted — AKMLS
• 2022-01-11 Price Changed $233,000 AKMLS
• 2021-09-08 Listed $241,900 AKMLS
• 2021-07-17 Price Changed $264,900 AKMLS
• 2021-05-24 Listed $269,900 AKMLS
• 2021-04-15 Listed $269,900 AKMLS
• 2005-10-31 Sold (Public Records) — Public Records

Property tax history

+5.4%/yr

Latest (2025): $4,371 · +4.2% YoY. Source: county tax records.