1403/1407 Redmond Ave · Badger, AK 99705

$409,000

9 bd · 10.5 ba · 4,308 sqft · MultiFamily · 200 Days on market

Built 1980 Good condition 2.02 ac lot $95/sqft · 39% below area Est $673k · 39% under ↓ 12% since listing

---

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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +4.0/5.0
• Rent growth +3.8/5.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Detached Duplex! Incredible investment opportunity with two single family homes for sale on the same 2.02 acre lot with a view! Build equity while living in one home or generate some cash flow with both units. The upper home with a view has over 2800 SqFt of living area with six bedrooms and 3.5 baths. This home could be easily used as a multi-family unit with a few changes. It already has a kitchen in the lower level that could work as its own unit. The lower home closer to the road is over 1400 SqFt with three bedrooms and 1.5 baths. It has Alaska windows and is well insulated. Both homes have modern hot water base board systems. Some radiant heat in the lower level of the upper home. Large deck to see the views to the north. Each home has its own septic system. One shared well. The upper home has a poured concrete foundation while the lower home is a piling foundation. Both homes are clean and well maintained. Easy to view!

Key facts

• 2.02 acre lot
• Well insulated
• Multi-family unit

Tags

• TWO SINGLE FAMILY HOMES
• 2.02 ACRE LOT
• MULTI-FAMILY UNIT
• KITCHEN IN LOWER LEVEL
• ALASKA WINDOWS
• WELL INSULATED

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/3.5-bath units multifamily listed at $409k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $3k ($31k/yr) — positive. Per door: $851/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $409k).
• Recommended offer: $360k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.8% vs local median 4.8% 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); 400 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 $3k of loan paydown is wiped out by about $12k 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 $115k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 200 days — a 12% lower offer ($360k) is reasonable based on typical stale-listing flexibility.

Recommended offer $359,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 200 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.66% ✓
• Cap rate: 13.78%
• Cash-on-cash: 26.74%
• DSCR: 2.19
• GRM: 5.0

CMA / ARV

• ARV (median comp): $673,188
• List price: $409,000
• Delta: -37.76%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1130 Vicki Ln	1.01mi	7/3.5 (-2)	5,269 (+22%)	23mo	$519,900	$99	0

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: 23.0%
• Equity multiple: 1.97×
• Total profit: $110,896
• Equity at exit: $60,983

10-year hold

• IRR: 32.2%
• Equity multiple: 4.22×
• Total profit: $368,535
• Equity at exit: $35,363

Cash invested: $114,520 (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: 400
• Price-to-rent: 15.0×

Monthly cashflow live

• Estimated rent: $6,808 medium
• Mortgage (P&I): −$2,145
• Tax est. 1.5%: −$511 /mo · $6,135/yr
• Insurance: −$170
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,430
• Net cashflow: $2,552

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	3	3.5	$6,807
Total (3 units)			$6,808

Break-even live

Break-even rent $3,578

Max offer price $409,000

Occupancy floor 58%

Sensitivity live

Price	-10% $2,834	-5% $2,693	+0% $2,552	+5% $2,410	+10% $2,269
Rent	-10% $2,014	-5% $2,283	+0% $2,552	+5% $2,821	+10% $3,090
Rate	-1.0pp $2,758	-0.5pp $2,656	base $2,552	+0.5pp $2,446	+1.0pp $2,338

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: $102,250
• Closing costs: $12,270
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1278 Still Valley Rd #2 North Pole, AK	2.0	1.0	900	$1,600	$1.78	93d	1	0.55mi

Listing history 50 events

1. 2026-08-08
   days on market $409,000 Active 200 DOM
2. 2026-08-07
   days on market $409,000 Active 199 DOM
3. 2026-08-06
   days on market $409,000 Active 198 DOM
4. 2026-08-05
   days on market $409,000 Active 197 DOM
5. 2026-08-04
   pricedays on market $409,000 Active 196 DOM
6. 2026-08-03
   days on market $419,000 Active 195 DOM
7. 2026-07-31
   days on market $419,000 Active 192 DOM
8. 2026-07-30
   days on market $419,000 Active 191 DOM
9. 2026-07-29
   days on market $419,000 Active 190 DOM
10. 2026-07-27
    days on market $419,000 Active 188 DOM
11. 2026-07-25
    days on market $419,000 Active 186 DOM
12. 2026-07-23
    days on market $419,000 Active 184 DOM
13. 2026-07-22
    days on market $419,000 Active 183 DOM
14. 2026-07-21
    days on market $419,000 Active 182 DOM
15. 2026-07-18
    days on market $419,000 Active 179 DOM
16. 2026-07-16
    days on market $419,000 Active 177 DOM
17. 2026-07-16
    days on market $419,000 Active 176 DOM
18. 2026-07-14
    days on market $419,000 Active 175 DOM
19. 2026-07-13
    days on market $419,000 Active 174 DOM
20. 2026-07-12
    days on market $419,000 Active 173 DOM
21. 2026-07-11
    days on market $419,000 Active 172 DOM
22. 2026-07-10
    days on market $419,000 Active 171 DOM
23. 2026-07-09
    days on market $419,000 Active 170 DOM
24. 2026-07-08
    days on market $419,000 Active 169 DOM
25. 2026-07-07
    days on market $419,000 Active 168 DOM
26. 2026-07-06
    days on market $419,000 Active 167 DOM
27. 2026-07-05
    days on market $419,000 Active 166 DOM
28. 2026-07-04
    days on market $419,000 Active 165 DOM
29. 2026-07-03
    days on market $419,000 Active 164 DOM
30. 2026-07-02
    days on market $419,000 Active 163 DOM
31. 2026-07-01
    days on market $419,000 Active 162 DOM
32. 2026-06-30
    days on market $419,000 Active 161 DOM
33. 2026-06-29
    days on market $419,000 Active 160 DOM
34. 2026-06-28
    days on market $419,000 Active 159 DOM
35. 2026-06-28
    days on market $419,000 Active 158 DOM
36. 2026-06-27
    days on market $419,000 Active 157 DOM
37. 2026-06-26
    days on market $419,000 Active 156 DOM
38. 2026-06-22
    days on market $419,000 Active 153 DOM
39. 2026-06-21
    days on market $419,000 Active 152 DOM
40. 2026-06-19
    days on market $419,000 Active 150 DOM
41. 2026-06-18
    days on market $419,000 Active 149 DOM
42. 2026-06-17
    days on market $419,000 Active 148 DOM
43. 2026-06-16
    days on market $419,000 Active 147 DOM
44. 2026-06-15
    days on market $419,000 Active 146 DOM
45. 2026-06-14
    days on market $419,000 Active 144 DOM
46. 2026-06-13
    days on market $419,000 Active 143 DOM
47. 2026-06-10
    days on market $419,000 Active 141 DOM
48. 2026-06-09
    days on market $419,000 Active 140 DOM
49. 2026-06-08
    days on market $419,000 Active 139 DOM
50. 2026-06-05
    days on market $419,000 Active 135 DOM

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

Taxation est. · year 1

• Rental income: $81,696
• − Mortgage interest: −$22,910
• − Property taxes: −$6,135
• − Insurance: −$2,045
• − Repairs & maintenance: −$6,536
• − Management: −$6,536
• − Depreciation: −$11,898
• Taxable income: $25,636
• Est. tax owed @ 24.0%: −$6,153
• After-tax cash flow: $24,469/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 · 1 photo

Good 80/100 Cosmetic rehab Est. rehab $21,540–$64,620 screening

This detached duplex is in good condition with minimal repairs needed. Painting and landscaping improvements would significantly enhance its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal improvements — Improves curb appeal and enhances property value ↑
• Both Upgrade windows to energy-efficient models — Reduces energy costs and enhances property value ↑
• Both Replace HVAC system — Improves comfort and energy efficiency ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 30/100

Zoned Schools

Elementary Ticasuk Brown Elementary F AK #128/156 Nat'l #32,000/41,679 Middle North Pole Middle School F AK #21/36 Nat'l #7,460/14,009 High North Pole High School F AK #33/61 Nat'l #10,416/17,239

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

C Composite livability gradescore 63/100

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 · 101,607 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: 5% of renters

---

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

-12.4% since first listed

4 events — show timeline

• 2026-04-18 Price Changed $429,000 GFBR
• 2026-03-31 Price Changed $449,000 GFBR
• 2026-03-04 Price Changed $469,900 GFBR
• 2026-01-21 Listed $489,900 GFBR