6590 Glacier Hwy Spc 199 · Juneau, AK 99801

$179,900

3 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 57 Days on market

Built 1973 $590/mo HOA · 25% of rent

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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 +19.4/30.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• Livability +4.2/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover comfort and value in this beautifully updated mobile home, nestled in a peaceful at Switzer MH Park. With 1150 square feet, three spacious bedrooms, two bathrooms, and a generous living room, there is plenty of room to relax or entertain. Enjoy meals in the dedicated dining area and cook with ease in the stylish kitchen featuring stainless steel appliances. Sunlight fills this modern, inviting space, while a backyard shed offers extra storage for your convenience. Financing is available exclusively through Tongass FDU with a 15% down payment. For more information, reach out to Russell McCarrel at 907-225-9063 or [email protected].

Key facts

• Extra storage
• Stylish kitchen
• Backyard shed

Tags

• DEDICATED DINING AREA
• STYLISH KITCHEN
• STAINLESS STEEL APPLIANCES
• BACKYARD SHED
• EXTRA STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $201 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $175k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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.
• 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 $5k 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 57 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.

Recommended offer $174,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.30% ✓
• Cap rate: 7.63%
• Cash-on-cash: 4.79%
• DSCR: 1.21
• GRM: 6.4

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: -8.7%
• Equity multiple: 0.68×
• Total profit: $-16,065
• Equity at exit: $26,824

10-year hold

• IRR: 1.0%
• Equity multiple: 1.07×
• Total profit: $3,660
• Equity at exit: $15,554

Cash invested: $50,372 (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: 6.4×

Monthly cashflow live

• Estimated rent: $2,347 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$45 /mo · $540/yr
• Insurance: −$75
• HOA: −$590
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $201

Break-even live

Break-even rent $2,093

Max offer price $179,900

Occupancy floor 86%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $590 · $7,080/yr
• Likely covers: gas

Listing history 16 events

1. 2026-06-18
   status $179,900 Pending 57 DOM
2. 2026-06-17
   days on market $179,900 Active 57 DOM
3. 2026-06-16
   days on market $179,900 Active 56 DOM
4. 2026-06-15
   days on market $179,900 Active 55 DOM
5. 2026-06-14
   days on market $179,900 Active 53 DOM
6. 2026-06-12
   days on market $179,900 Active 52 DOM
7. 2026-06-09
   days on market $179,900 Active 49 DOM
8. 2026-06-08
   days on market $179,900 Active 48 DOM
9. 2026-06-07
   days on market $179,900 Active 47 DOM
10. 2026-06-03
    days on market $179,900 Active 43 DOM
11. 2026-06-02
    days on market $179,900 Active 42 DOM
12. 2026-06-01
    days on market $179,900 Active 41 DOM
13. 2026-05-31
    days on market $179,900 Active 40 DOM
14. 2026-05-30
    days on market $179,900 Active 39 DOM
15. 2026-04-21
    listed $179,900 Active 654-char remark

    Show marketing remark (654 chars)

    Discover comfort and value in this beautifully updated mobile home, nestled in a peaceful at Switzer MH Park. With 1150 square feet, three spacious bedrooms, two bathrooms, and a generous living room, there is plenty of room to relax or entertain. Enjoy meals in the dedicated dining area and cook with ease in the stylish kitchen featuring stainless steel appliances. Sunlight fills this modern, inviting space, while a backyard shed offers extra storage for your convenience. Financing is available exclusively through Tongass FDU with a 15% down payment. For more information, reach out to Russell McCarrel at 907-225-9063 or [email protected].

16. 1988-09-01
    soldstatus

ⓘ 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: $540 · $45/mo
• Projected year-2 tax: $1,340 · $112/mo
• Expected delta: +$801/yr (+$67/mo · 148.3%)

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

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: −$10,077
• − Property taxes: −$540
• − Insurance: −$900
• − Repairs & maintenance: −$2,253
• − Management: −$2,253
• − HOA: −$7,080
• − Depreciation: −$5,233
• Taxable loss: −$170
• Est. tax savings @ 24.0%: +$41
• After-tax cash flow: $2,452/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: 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

2 events — show timeline

• 2026-04-21 Listed $179,900 SEABR
• 1988-09-01 Sold (Public Records) — Public Records

Property tax history

+4.2%/yr

Latest (2025): $540 · +2.0% YoY. Source: county tax records.