1388 E Broadway Ave · Unalaska, AK 99685

$406,000

6 bd · 4.0 ba · 2,376 sqft · MultiFamily · 278 Days on market

Built 2017 10,462 sqft lot ↓ 21% since listing

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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 +9.9/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +4.9/10.0
• Livability +3.1/5.0
• 1% rule +3.0/10.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

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

Listing remarks MLS

Great Investment Opportunity or perfect if you are looking for Company housing. Well maintained Duplex with good rental history. 3 bedroom,2 bath each side. 1 unit has their own washer and dryer. Call today to set up your showing.

Key facts

• 0.24 acre lot
• 4 parking spots
• Built 2017

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $406k.

Deal economics

• At list price, monthly cash flow is $-249 ($-3k/yr) — negative. Per door: $-125/mo.
• To cash-flow at today's rent, offer at most $370k (8.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $324k (20.3% below list).
• Recommended offer: $324k (20.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#55 in AK) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Unalaska City School District (rural): math 49% / reading 54% proficiency, ranked #4 of 53 in AK (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Zoned schools: Eagle'S View Elementary School (math 52% / reading 52%, grade C-, #43 of 156 statewide, top 32%, 184 students, 20% FRL); Unalaska Jr/Sr High School (math 47% / reading 52%, grade D, #11 of 61 statewide, top 18%, 162 students, 18% FRL) — zoned schools at 19% FRL track the district average.
• Market conditions: 6 active listings in the ZIP.

Forward outlook

• In year one you build about $15k of equity ($3k loan paydown + $12k appreciation (3.0% local appreciation)).
• Aleutians West County population projected at +60% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 278 days — a 12% lower offer ($357k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $110k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $323,600 (20.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 278 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.80% ✗
• Cap rate: 5.56%
• Cash-on-cash: -2.63%
• DSCR: 0.88
• GRM: 10.5

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: 5.1%
• Equity multiple: 1.29×
• Total profit: $33,077
• Equity at exit: $182,555

10-year hold

• IRR: 8.1%
• Equity multiple: 2.23×
• Total profit: $140,138
• Equity at exit: $281,339

Cash invested: $113,680 (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 99685

• Active inventory: 6
• Price-to-rent: 20.9×

Monthly cashflow live

• Estimated rent: $3,236 medium
• Mortgage (P&I): −$2,129
• Tax est. 1.5%: −$508 /mo · $6,090/yr
• Insurance: −$169
• HOA: −$0
• Vacancy / Maint / Mgmt: −$680
• Net cashflow: $-249

Break-even live

Break-even rent $3,552

Max offer price $369,921

Occupancy floor —

Sensitivity live

Price	-10% $31	-5% $-109	+0% $-249	+5% $-390	+10% $-530
Rent	-10% $-505	-5% $-377	+0% $-249	+5% $-122	+10% $6
Rate	-1.0pp $-45	-0.5pp $-146	base $-249	+0.5pp $-355	+1.0pp $-462

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$3,236
Total (2 units)			$3,236

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: $101,500
• Closing costs: $12,180
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-21
   days on market $406,000 Active 278 DOM
2. 2026-06-19
   days on market $406,000 Active 276 DOM
3. 2026-06-18
   days on market $406,000 Active 275 DOM
4. 2026-06-17
   days on market $406,000 Active 274 DOM
5. 2026-06-16
   days on market $406,000 Active 273 DOM
6. 2026-06-15
   days on market $406,000 Active 272 DOM
7. 2026-06-14
   days on market $406,000 Active 270 DOM
8. 2026-06-12
   days on market $406,000 Active 269 DOM
9. 2026-06-09
   days on market $406,000 Active 266 DOM
10. 2026-06-08
    days on market $406,000 Active 265 DOM
11. 2026-06-07
    days on market $406,000 Active 264 DOM
12. 2026-06-04
    days on market $406,000 Active 260 DOM
13. 2026-06-02
    days on market $406,000 Active 259 DOM
14. 2026-06-01
    days on market $406,000 Active 258 DOM
15. 2026-05-31
    days on market $406,000 Active 257 DOM
16. 2026-05-31
    days on market $406,000 Active 256 DOM
17. 2026-05-20
    price $406,000 230-char remark

    Show marketing remark (232 chars)

    Great Investment Opportunity or perfect if you are looking for Company housing. Well maintained Duplex with good rental history. 3 bedroom, 2 bath each side. 1 unit has their own washer and dryer. Call today to set up your showing.

18. 2026-05-20
    price $406,000 232-char remark

    Show marketing remark (232 chars)

    Great Investment Opportunity or perfect if you are looking for Company housing. Well maintained Duplex with good rental history. 3 bedroom, 2 bath each side. 1 unit has their own washer and dryer. Call today to set up your showing.

19. 2026-03-10
    status Active 230-char remark

    Show marketing remark (230 chars)

    Great Investment Opportunity or perfect if you are looking for Company housing. Well maintained Duplex with good rental history. 3 bedroom,2 bath each side. 1 unit has their own washer and dryer. Call today to set up your showing.

20. 2026-01-07
    status Active 232-char remark

    Show marketing remark (232 chars)

    Great Investment Opportunity or perfect if you are looking for Company housing. Well maintained Duplex with good rental history. 3 bedroom, 2 bath each side. 1 unit has their own washer and dryer. Call today to set up your showing.

21. 2025-12-19
    price $426,000 232-char remark

    Show marketing remark (230 chars)

    Great Investment Opportunity or perfect if you are looking for Company housing. Well maintained Duplex with good rental history. 3 bedroom,2 bath each side. 1 unit has their own washer and dryer. Call today to set up your showing.

22. 2025-12-19
    price $426,000 230-char remark

    Show marketing remark (230 chars)

    Great Investment Opportunity or perfect if you are looking for Company housing. Well maintained Duplex with good rental history. 3 bedroom,2 bath each side. 1 unit has their own washer and dryer. Call today to set up your showing.

23. 2025-09-27
    price $476,000 230-char remark

    Show marketing remark (232 chars)

    Great Investment Opportunity or perfect if you are looking for Company housing. Well maintained Duplex with good rental history. 3 bedroom, 2 bath each side. 1 unit has their own washer and dryer. Call today to set up your showing.

24. 2025-09-27
    price $476,000 232-char remark

    Show marketing remark (232 chars)

    Great Investment Opportunity or perfect if you are looking for Company housing. Well maintained Duplex with good rental history. 3 bedroom, 2 bath each side. 1 unit has their own washer and dryer. Call today to set up your showing.

25. 2025-08-05
    price $486,000 230-char remark

    Show marketing remark (232 chars)

    Great Investment Opportunity or perfect if you are looking for Company housing. Well maintained Duplex with good rental history. 3 bedroom, 2 bath each side. 1 unit has their own washer and dryer. Call today to set up your showing.

26. 2025-08-05
    price $486,000 232-char remark

    Show marketing remark (232 chars)

    Great Investment Opportunity or perfect if you are looking for Company housing. Well maintained Duplex with good rental history. 3 bedroom, 2 bath each side. 1 unit has their own washer and dryer. Call today to set up your showing.

27. 2025-07-26
    status Active 232-char remark

    Show marketing remark (232 chars)

    Great Investment Opportunity or perfect if you are looking for Company housing. Well maintained Duplex with good rental history. 3 bedroom, 2 bath each side. 1 unit has their own washer and dryer. Call today to set up your showing.

28. 2025-07-25
    status Active 230-char remark

    Show marketing remark (230 chars)

    Great Investment Opportunity or perfect if you are looking for Company housing. Well maintained Duplex with good rental history. 3 bedroom,2 bath each side. 1 unit has their own washer and dryer. Call today to set up your showing.

29. 2025-04-23
    price $506,000 230-char remark

    Show marketing remark (230 chars)

    Great Investment Opportunity or perfect if you are looking for Company housing. Well maintained Duplex with good rental history. 3 bedroom,2 bath each side. 1 unit has their own washer and dryer. Call today to set up your showing.

30. 2025-03-25
    price $506,000 232-char remark

    Show marketing remark (232 chars)

    Great Investment Opportunity or perfect if you are looking for Company housing. Well maintained Duplex with good rental history. 3 bedroom, 2 bath each side. 1 unit has their own washer and dryer. Call today to set up your showing.

31. 2025-02-17
    listed $516,000 Active 230-char remark

    Show marketing remark (230 chars)

    Great Investment Opportunity or perfect if you are looking for Company housing. Well maintained Duplex with good rental history. 3 bedroom,2 bath each side. 1 unit has their own washer and dryer. Call today to set up your showing.

32. 2025-02-16
    listed $516,000 Active 232-char remark

    Show marketing remark (232 chars)

    Great Investment Opportunity or perfect if you are looking for Company housing. Well maintained Duplex with good rental history. 3 bedroom, 2 bath each side. 1 unit has their own washer and dryer. Call today to set up your showing.

ⓘ 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: $38,832
• − Mortgage interest: −$22,742
• − Property taxes: −$6,090
• − Insurance: −$2,030
• − Repairs & maintenance: −$3,107
• − Management: −$3,107
• − Depreciation: −$11,811
• Taxable loss: −$10,054
• Est. tax savings @ 24.0%: +$2,413
• After-tax cash flow: $-579/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: Unalaska City School District
• NCES district ID: 0200720
• Math proficiency: 49% ▼ -6.00%
• Reading proficiency: 54% ▼ -1.00%
• Median HH income: $85,365
• Composite: 49.35/100
• National rank: #4335
• State rank: #4 of 53 in AK

Livability — Unalaska

• Score: 62/100
• State rank: #55
• US rank: #16256

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Unalaska, AK
• City population: 4,430
• Population (ZIP): 3,690

Population outlook (Aleutians West County) Hauer SSP2

• Today (2025): 7,202 people
• By 2030: 8,060 · +11.9%
• By 2040: 9,789 · +35.9%
• By 2050: 11,484 · +59.5%
• By 2075: 15,605 · +116.7%
• By 2100: 18,578 · +158.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: Asian 44% White 22% Hispanic / Latino 15% Two or more races 14% Black 6% Native American 3% Pacific Islander 2%
• Hispanic origin (detail): Mexican 12% Cuban 2%
• Common ancestry: Italian 5% Ukrainian 4% Lithuanian 2%
• Foreign-born: 49% · Canada, Vietnam, South Korea
• Languages at home: 41% English-only · Tagalog/Filipino 28% Spanish 10% Other Asian/Pacific 7%

Political lean MEDSL · Aleutians West

• 2024 margin: D (+15.3) · D 57.6% · R 42.4%
• 2016→2024 swing: +30.4pp toward D · 2016: -15.2pp · 2024: 15.3pp
• All cycles: 2024: D+15.3 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

-21.3% since first listed

16 events — show timeline

• 2026-05-20 Price Changed $406,000 AKMLS
• 2026-05-20 Price Changed $406,000 SEABR
• 2026-03-10 Relisted — AKMLS
• 2026-01-07 Relisted — SEABR
• 2025-12-19 Price Changed $426,000 SEABR
• 2025-12-19 Price Changed $426,000 AKMLS
• 2025-09-27 Price Changed $476,000 AKMLS
• 2025-09-27 Price Changed $476,000 SEABR
• 2025-08-05 Price Changed $486,000 AKMLS
• 2025-08-05 Price Changed $486,000 SEABR
• 2025-07-26 Relisted — SEABR
• 2025-07-25 Relisted — AKMLS
• 2025-04-23 Price Changed $506,000 AKMLS
• 2025-03-25 Price Changed $506,000 SEABR
• 2025-02-17 Listed $516,000 AKMLS
• 2025-02-16 Listed $516,000 SEABR