3918 Third St · Ouzinkie, AK 99644

$125,000

2 bd · 2.0 ba · 840 sqft · Other public records · 5 Days on market

Built 1981 0.40 ac lot

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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 +25.8/30.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• Appreciation +5.0/10.0
• Schools +3.5/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming 2 bed, 1 bath fully furnished and well-maintained home. Suitable as a primary residence or a turnkey vacation home or base camp for hunting and fishing operation.

Key facts

• 0.4 acre lot
• Built 1981
• Listed 4 days

Property features AI

Exterior

• Parking: No garage; No carport
• Utilities: Septic tank
• Home design: Residential property; Not attached (detached)
• Construction: Built in 1981
• Exterior features: Gravel road access; Approximately 0.4-acre lot

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Refrigerator; Bedroom and bathroom on main level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $125k.

Deal economics

• At list price, monthly cash flow is $302 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).

Location & tenants

• Location reads 53/100 on livability (#183 in AK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A, housing A; Watch: health & safety C-, schools D-, crime F.
• Kodiak Island Borough School District (town): math 35% / reading 42% proficiency, ranked #11 of 21 in AK (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 1 active listings in the ZIP; 19 units permitted in Kodiak Island Borough in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($864 loan paydown + $4k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 9y 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 $125,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.06% ✓
• Cap rate: 9.20%
• Cash-on-cash: 10.37%
• DSCR: 1.46
• GRM: 7.9

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: 17.2%
• Equity multiple: 1.98×
• Total profit: $34,261
• Equity at exit: $56,205

10-year hold

• IRR: 18.6%
• Equity multiple: 3.71×
• Total profit: $94,919
• Equity at exit: $86,619

Cash invested: $35,000 (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 99644

• Active inventory: 1
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,321 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$33 /mo · $400/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $302

Break-even live

Break-even rent $938

Max offer price $125,000

Occupancy floor 72%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-19
   days on market $125,000 Active 5 DOM
2. 2026-06-18
   days on market $125,000 Active 4 DOM
3. 2026-06-17
   days on market $125,000 Active 3 DOM
4. 2026-06-16
   days on market $125,000 Active 2 DOM
5. 2026-06-15
   remarks 171-char remark
6. 2026-06-15
   listed $125,000 Active 1 DOM

ⓘ 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: $400 · $33/mo
• Projected year-2 tax: $944 · $79/mo
• Expected delta: +$544/yr (+$45/mo · 135.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🫁 Air quality 1/10 Low

Taxation est. · year 1

• Rental income: $15,848
• − Mortgage interest: −$7,002
• − Property taxes: −$400
• − Insurance: −$625
• − Repairs & maintenance: −$1,268
• − Management: −$1,268
• − Depreciation: −$3,636
• Taxable income: $1,649
• Est. tax owed @ 24.0%: −$396
• After-tax cash flow: $3,233/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: Kodiak Island Borough School District
• NCES district ID: 0200480
• Math proficiency: 35% ▼ -5.00%
• Reading proficiency: 42% ▲ 1.00%
• Median HH income: $68,164
• Composite: 34.96/100
• National rank: #5061
• State rank: #11 of 21 in AK

Livability — Ouzinkie

• Score: 53/100
• State rank: #183
• US rank: #24565

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ouzinkie, AK
• Population (ZIP): 103

Population outlook (Kodiak Island County) Hauer SSP2

• Today (2025): 14,275 people
• By 2030: 14,375 · +0.7%
• By 2040: 14,483 · +1.5%
• By 2050: 14,425 · +1.1%
• By 2075: 14,505 · +1.6%
• By 2100: 14,311 · +0.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.99)
• Race & ethnicity: Native American 49% Two or more races 46% Hispanic / Latino 6% White 5%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Scotch-Irish 39%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Kodiak Island

• 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: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+78.6% since first listed

3 events — show timeline

• 2026-06-14 Listed $125,000 AKMLS
• 2020-12-02 Sold (Public Records) — Public Records
• 2017-04-20 Listed $70,000 AKMLS

Property tax history

-3.1%/yr

Latest (2025): $400 · -3.7% YoY. Source: county tax records.