19743 E Good Fishin Ave

Susitna North, AK 99688

$125,000C+

1 bd · None ba · 720 sqft · Built 1999 · SingleFamily · Active · 12 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,314/mo
• Mortgage (P&I): −$656
• Tax + insurance: −$208
• HOA: −$0
• Vac / Maint / Mgmt: −$276
• Net cashflow: $174/mo
• Annual: $2,092/yr
• Cap rate: 7.97%
• Cash-on-cash: 5.98%
• DSCR: 1.27
• 1% rule: 1.05%
• Cash to close: $35,000

Investor read

• This is a 1-bed/?-bath single-family listed at $125k. Condition is rated fair.
• At list price, monthly cash flow is $174 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• In year one you build about $513 of equity ($864 loan paydown + $-351 appreciation (-0.3% local appreciation)).
• Location reads 56/100 on livability (#128 in AK) — a working-class tenant base; expect higher turnover. Strengths: crime B+, housing B+, cost of living B; Watch: health & safety C-, amenities F, commute F.
• Matanuska-Susitna Borough School District (town): math 42% / reading 50% proficiency, ranked #5 of 21 in AK (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Willow Elementary (math 54% / reading 64%, grade B-, #22 of 156 statewide, top 14%, 135 students, 65% FRL); Susitna Valley High (math 27% / reading 42%, grade F, #28 of 61 statewide, top 50%, 221 students, 58% FRL) — zoned schools average 61% FRL vs 33% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 215 active listings in the ZIP; 91 units permitted in Matanuska-Susitna Borough in 2024 (25 in 5+ unit buildings).
• Matanuska-Susitna County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• 7 sale attempts since 16y 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.
• At projected returns (-0.3% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~9 years — after that, you're playing with house money.
• Cap rate 8.0% vs local median 1.7% in Susitna North — 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.

Questions for listing agent

• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.
• 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.

Repairs flagged (vision-AI assessment)

• Major: Exposed wiring — Safety hazard
• Major: Unfinished cabinets — Aesthetically unappealing
• Major: Unfinished surfaces — Aesthetically unappealing