#34 @ 5905 Churchill Ct Unit 5905 Churchill Ct., 34 · Juneau, AK 99801

$215,000

3 bd · 2.0 ba · 1,150 sqft · Manufactured · 99 Days on market

Built 1961 Good condition ↓ 4% 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 +22.7/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +5.9/10.0
• Livability +4.2/5.0
• Condition / age +4.2/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This nicely remodeled Miramontes home is like brand new. Everything is light and bright! The interior was taken down to the studs. It features all new fiberglass insulation, new vapor barrier, new drywall, new texture & quality Benjamin Moore Paint. A brand new furnace provides force air heat instantly. Plumbing was 100% replaced with all new fixtures & Pex. Approximately 98% of the electrical wiring was replaced. There are all new light switches, outlets, and custom designed lighting throughout. The kitchen features stainless steel appliances & sink, solid surface Countertops, & DeWills fine cabinetry. There is vinyl plank flooring throughout plus solid surface coun

Key facts

• New drywall
• New furnace
• New vapor barrier

Tags

• NEW FIBERGLASS INSULATION
• NEW VAPOR BARRIER
• NEW DRYWALL
• NEW FURNACE
• NEW PLUMBING FIXTURES
• NEW ELECTRICAL WIRING

Property features AI

Exterior

• Security: Smoke detectors
• Utilities: Public sewer
• Home design: Residential mobile home; Zoned D15 - Multifamily
• Construction: Metal roof
• Exterior features: Deck; Cleared lot; Corner lot; Irregular lot; Level lot; Gravel road; Private maintained road

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Microwave; Refrigerator; Garbage disposal
• Flooring: Laminate
• Interior features: Dishwasher; Dryer; Disposal; Gas oven; Gas range; Microwave; Refrigerator; Washer
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $215k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $368 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $215k).
• Recommended offer: $196k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 2.6% in Juneau — 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 84/100 on livability (#3 in AK, #703 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+; Watch: crime F, cost of living F.
• Juneau Borough School District (town): math 32% / reading 44% proficiency, ranked #9 of 21 in AK (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Harborview Elementary (math 27% / reading 27%, grade F, #116 of 156 statewide, top 77%, 301 students, 34% FRL).
• Market conditions: 179 active listings in the ZIP; solid renter incomes; 114 units permitted in Juneau City and Borough in 2024 (82 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 $6k of value loss. Plan a longer hold.
• Juneau County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($196k) is reasonable based on typical stale-listing flexibility.

Recommended offer $195,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.09% ✓
• Cap rate: 8.35%
• Cash-on-cash: 7.35%
• DSCR: 1.33
• GRM: 7.6

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: -5.0%
• Equity multiple: 0.81×
• Total profit: $-11,335
• Equity at exit: $32,057

10-year hold

• IRR: 4.6%
• Equity multiple: 1.34×
• Total profit: $20,494
• Equity at exit: $18,589

Cash invested: $60,200 (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 99801

• Active inventory: 179
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,347 medium
• Mortgage (P&I): −$1,127
• Tax est. 1.5%: −$269 /mo · $3,225/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $368

Break-even live

Break-even rent $1,881

Max offer price $215,000

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $215,000 Active 99 DOM
2. 2026-06-18
   days on market $215,000 Active 98 DOM
3. 2026-06-17
   days on market $215,000 Active 97 DOM
4. 2026-06-16
   days on market $215,000 Active 96 DOM
5. 2026-06-15
   days on market $215,000 Active 95 DOM
6. 2026-06-14
   days on market $215,000 Active 93 DOM
7. 2026-06-12
   days on market $215,000 Active 92 DOM
8. 2026-06-09
   days on market $215,000 Active 89 DOM
9. 2026-06-08
   days on market $215,000 Active 88 DOM
10. 2026-06-07
    days on market $215,000 Active 87 DOM
11. 2026-06-03
    days on market $215,000 Active 83 DOM
12. 2026-06-02
    days on market $215,000 Active 82 DOM
13. 2026-06-01
    days on market $215,000 Active 81 DOM
14. 2026-05-31
    days on market $215,000 Active 80 DOM
15. 2026-05-30
    days on market $215,000 Active 79 DOM
16. 2026-05-22
    price $215,000
17. 2026-03-12
    listed $225,000 Active

ⓘ 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: $28,167
• − Mortgage interest: −$12,043
• − Property taxes: −$3,225
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,253
• − Management: −$2,253
• − Depreciation: −$6,255
• Taxable income: $1,062
• Est. tax owed @ 24.0%: −$255
• After-tax cash flow: $4,167/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 · 30 photos

Good 85/100 Cosmetic rehab

This remodeled manufactured home is in excellent condition with a fresh exterior, new interior finishes, and updated appliances. It is move-in ready and has a good resale and rental value.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers.
• Both Add a small garden or flower bed near the front door — Improves curb appeal and can attract more buyers.
• Both Install a small outdoor lighting system — Enhances curb appeal and can attract more buyers.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers. ↑
• Both Add a small garden or flower bed near the front door — Improves curb appeal and can attract more buyers. ↑
• Both Install a small outdoor lighting system — Enhances curb appeal and can attract more buyers. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Juneau Borough School District
• NCES district ID: 0200210
• Math proficiency: 32% ▼ -8.00%
• Reading proficiency: 44% ▼ -2.00%
• Median HH income: $81,032
• Composite: 35.76/100
• National rank: #4845
• State rank: #9 of 21 in AK

Livability — Juneau

• Score: 84/100
• State rank: #3
• US rank: #703

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Juneau, AK
• County: Juneau Borough · 29,588 people
• City population: 29,588
• Metro: Juneau, AK
• Population (ZIP): 29,588
• Household income: $102,217
• Rent vs Own: 35.1% rent · 64.9% own
• Severe rent burden: 660.0

Population outlook (Juneau County) Hauer SSP2

• Today (2025): 36,707 people
• By 2030: 38,658 · +5.3%
• By 2040: 42,270 · +15.2%
• By 2050: 46,086 · +25.6%
• By 2075: 58,476 · +59.3%
• By 2100: 69,228 · +88.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 62% Two or more races 17% Native American 8% Asian 7% Hispanic / Latino 7% Pacific Islander 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Portuguese 5% Slovak 3% Italian 3%
• Foreign-born: 8% · Canada, China
• Languages at home: 89% English-only · Tagalog/Filipino 3% Spanish 3% Other Asian/Pacific 1%

Political lean MEDSL · Juneau

• 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: ▼ -211.89%
• Current HPI: 170.9025
• Rent YoY: —
• Metro: Juneau, AK
• State GDP YoY: —
• F500 in state: 0

Price history

-4.4% since first listed

2 events — show timeline

• 2026-05-22 Price Changed $215,000 SEABR
• 2026-03-12 Listed $225,000 SEABR