1065 Meadow Rue Ave · Badger, AK 99705

$415,000

6 bd · 3.0 ba · 2,494 sqft · MultiFamily · 43 Days on market

Built 2001 Good condition 1.00 ac lot $166/sqft · at area comps Est $403k · at est.

---

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 +26.0/30.0
• DSCR +8.7/10.0
• 1% rule +6.9/10.0
• ARV discount +6.1/15.0
• Rent growth +3.8/5.0
• Condition / age +3.8/5.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks MLS

Welcome to 1065 Meadow Rue, a versatile and well-maintained duplex offering space, functionality, and strong potential in a convenient Fairbanks location. Built in 2001 with durable 2x6 construction and a poured concrete foundation, this 2,119 square foot property has been recently remodeled and is currently operating as an Airbnb, making it an appealing opportunity for both owner-occupants and investors seeking flexibility in how the property is used. This six-bedroom, three-bathroom duplex offers a spacious layout with updated finishes and a clean, well-cared-for presentation throughout. The recent improvements enhance both comfort and style, while the overall condition reflects pride of ownership and ongoing maintenance. Whether you are looking for a property with income-producing potential, multi-unit functionality, or simply additional space, this duplex offers a layout that can accommodate a wide range of needs and uses. Located in a practical area of Fairbanks, 1065 Meadow Rue offers convenient access to everyday amenities, shopping, dining, and major commuter routes. The property is also well positioned for travel to both Fort Wainwright and Eielson Air Force Base, adding to its appeal for those looking for accessibility to key employment centers and surrounding areas. With no garage, the focus here is on interior square footage, updated condition, and the flexibility this property provides. Listed at $415,000, this recently remodeled duplex combines solid construction, modern updates, and proven short-term rental use in one compelling package. If you have been looking for a property that shows well, offers multiple possibilities, and is move-in ready, 1065 Meadow Rue deserves a closer look. Schedule your private showing today.

Key facts

• Recently remodeled
• Updated finishes
• Durable construction

Tags

• VERSATILE DUPLEX
• WELL MAINTAINED
• DURABLE CONSTRUCTION
• POURED CONCRETE FOUNDATION
• RECENTLY REMODELED
• UPDATED FINISHES

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.5-bath units multifamily listed at $415k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive. Per door: $515/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $415k).
• Recommended offer: $403k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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; solid renter incomes; 1 units permitted in Fairbanks North Star Borough in 2024 (0 in 5+ unit buildings).
• At $4,934/mo this rent would consume 61% of the median local household income ($97k/yr) (locally 237% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 $116k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($403k) is reasonable based on typical stale-listing flexibility.
• 6 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 $402,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% 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. 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 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: 1.19% ✓
• Cap rate: 9.27%
• Cash-on-cash: 10.64%
• DSCR: 1.47
• GRM: 7.0

CMA / ARV

• ARV (median comp): $402,883
• List price: $415,000
• Delta: 3.01%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.08% rent growth · sell at horizon

5-year hold

• IRR: 2.0%
• Equity multiple: 1.08×
• Total profit: $8,961
• Equity at exit: $61,878

10-year hold

• IRR: 13.5%
• Equity multiple: 2.19×
• Total profit: $137,699
• Equity at exit: $35,882

Cash invested: $116,200 (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 99705

• Home prices YoY: -21.2%
• Rents YoY: 5.1%
• Active inventory: 248
• Price-to-rent: 14.0×

Monthly cashflow live

• Estimated rent: $4,934 medium
• Mortgage (P&I): −$2,176
• Tax est. 1.5%: −$519 /mo · $6,225/yr
• Insurance: −$173
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,036
• Net cashflow: $1,030

Break-even live

Break-even rent $3,630

Max offer price $415,000

Occupancy floor 74%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1.5	$4,934
Total (2 units)			$4,934

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: $103,750
• Closing costs: $12,450
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-02
   days on market $415,000 Active 43 DOM
2. 2026-06-01
   days on market $415,000 Active 42 DOM
3. 2026-05-31
   days on market $415,000 Active 41 DOM
4. 2026-05-30
   days on market $415,000 Active 40 DOM
5. 2026-04-20
   listed $415,000 Active 1765-char remark

   Show marketing remark (1765 chars)

   Welcome to 1065 Meadow Rue, a versatile and well-maintained duplex offering space, functionality, and strong potential in a convenient Fairbanks location. Built in 2001 with durable 2x6 construction and a poured concrete foundation, this 2,119 square foot property has been recently remodeled and is currently operating as an Airbnb, making it an appealing opportunity for both owner-occupants and investors seeking flexibility in how the property is used. This six-bedroom, three-bathroom duplex offers a spacious layout with updated finishes and a clean, well-cared-for presentation throughout. The recent improvements enhance both comfort and style, while the overall condition reflects pride of ownership and ongoing maintenance. Whether you are looking for a property with income-producing potential, multi-unit functionality, or simply additional space, this duplex offers a layout that can accommodate a wide range of needs and uses. Located in a practical area of Fairbanks, 1065 Meadow Rue offers convenient access to everyday amenities, shopping, dining, and major commuter routes. The property is also well positioned for travel to both Fort Wainwright and Eielson Air Force Base, adding to its appeal for those looking for accessibility to key employment centers and surrounding areas. With no garage, the focus here is on interior square footage, updated condition, and the flexibility this property provides. Listed at $415,000, this recently remodeled duplex combines solid construction, modern updates, and proven short-term rental use in one compelling package. If you have been looking for a property that shows well, offers multiple possibilities, and is move-in ready, 1065 Meadow Rue deserves a closer look. Schedule your private showing today.

6. 2022-08-24
   price $274,900
7. 2022-03-15
   soldstatus
8. 2021-10-13
   listed $279,900 Active
9. 2021-10-13
   listed $274,900
10. 2021-03-27
    historical
11. 2021-03-22
    listed $249,900
12. 2020-09-04
    soldstatus
13. 2020-08-18
    status Pending
14. 2020-07-17
    price $65,000
15. 2019-07-03
    listed $65,000
16. 2019-07-01
    listed $80,000 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 · 0% chance over 30 yrs
• 🫁 Air quality 1/10 Low

Taxation est. · year 1

• Rental income: $59,208
• − Mortgage interest: −$23,246
• − Property taxes: −$6,225
• − Insurance: −$2,075
• − Repairs & maintenance: −$4,737
• − Management: −$4,737
• − Depreciation: −$12,073
• Taxable income: $6,116
• Est. tax owed @ 24.0%: −$1,468
• After-tax cash flow: $10,891/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 · 12 photos

Good 75/100 Cosmetic rehab

A well-maintained and recently updated 6-bedroom, 3-bathroom duplex in a desirable location. Ready for immediate occupancy and potential for further value enhancement.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace outdoor lighting — Improves safety and enhances curb appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace outdoor lighting — Improves safety and enhances curb appeal ↑

ⓘ 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: 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

+418.8% since first listed

12 events — show timeline

• 2026-04-20 Listed $415,000 GFBR
• 2022-08-24 Price Changed $274,900 AKMLS
• 2022-03-15 Sold (MLS) — GFBR
• 2021-10-13 Listed $274,900 GFBR
• 2021-10-13 Listed $279,900 AKMLS
• 2021-03-27 Delisted — AKMLS
• 2021-03-22 Listed $249,900 AKMLS
• 2020-09-04 Sold (MLS) — GFBR
• 2020-08-18 Pending — AKMLS
• 2020-07-17 Price Changed $65,000 AKMLS
• 2019-07-03 Listed $65,000 GFBR
• 2019-07-01 Listed $80,000 AKMLS