Cottonwood Stone Creek Plan · North Lakes, AK 99654

$295,000

3 bd · 2.0 ba · 1,092 sqft · SingleFamily · 242 Days on market

Excellent condition

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +6.3/30.0
• Condition / age +4.8/5.0
• Schools +4.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• 1% rule +1.5/10.0
• DSCR +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Zillow Users please note: Prices do not include lot allowance. Visit the builder site for more details including how to build on your lot or ours! This adorable, craftsman ranch home is 1,092 square feet of living space. It has 3 bedrooms, 2 full bathrooms, laundry closet, and open-concept kitchen, dining, and living rooms. Vaulted living room ceilings add character to this classic plan. Note: The Cottonwood may only be available in select subdivisions and on a limited basis. Base Prices for this plan outside of selected sites will vary. Included Features Subject to change. Prices do not include lot allowance.

Key facts

• 2 parking spots
• Listed 241 days

🏗️ New construction. The $295,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $411,167.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $295k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-737 ($-9k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $266k (9.7% below list).
• Recommended offer: $260k (12.0% below list) — sets the bar for market timing.
• Cap rate 4.1% vs local median 3.4% in North Lakes — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• 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: Finger Lake Elementary (math 57% / reading 52%, grade C, #31 of 156 statewide, top 26%, 425 students, 43% FRL); Colony Middle School (math 39% / reading 54%, grade D+, #9 of 36 statewide, top 23%, 735 students, 31% FRL); Colony High School (math 29% / reading 38%, grade F, #32 of 61 statewide, top 52%, 1,117 students, 29% FRL) — zoned schools at 34% FRL track the district average.
• Market conditions: Rents flat; 688 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 91 units permitted in Matanuska-Susitna Borough in 2024 (25 in 5+ unit buildings).
• This rent runs 33% of the median local income ($98k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• Matanuska-Susitna County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 242 days — a 12% lower offer ($260k) is reasonable based on typical stale-listing flexibility.

Recommended offer $259,600 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 242 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.65% ✗
• Cap rate: 4.14%
• Cash-on-cash: -7.69%
• DSCR: 0.66
• GRM: 12.9

CMA / ARV

• ARV (median comp): $411,167
• List price: $295,000
• Delta: -28.25%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4851 N Bedrock Cir	0.13mi	3/2.0	1,203 (+10%)	4mo	$385,000	$320	73
7160 E Beechcraft Rd	0.21mi	3/2.0	1,252 (+15%)	11mo	$354,900	$283	57
7360 E Obsidian Loop	0.16mi	3/2.0	1,226 (+12%)	24mo	$369,900	$302	52
3851 N Greentree St	0.98mi	2/1.0 (-1)	1,064 (-3%)	4mo	$270,000	$254	49
6896 E Amarok Ave	1.11mi	3/2.0	1,224 (+12%)	8mo	$385,000	$315	38
6935 E Springwood Dr	1.07mi	2/1.5 (-1)	1,011 (-7%)	19mo	$230,000	$227	30
7465 E Zephyr Dr	0.88mi	3/2.0	1,232 (+13%)	21mo	$325,000	$264	26

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.04% rent growth · sell at horizon

5-year hold

• IRR: -33.0%
• Equity multiple: -0.05×
• Total profit: $-121,256
• Equity at exit: $61,306

10-year hold

• IRR: -61.4%
• Equity multiple: -0.70×
• Total profit: $-195,698
• Equity at exit: $35,550

Cash invested: $115,127 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 2 active · 4 under contract
• Months of supply: 4.0 mo (25%/mo absorbed)
• Median asking: $304,500 ($262/sqft)
• Median days on market: 242 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +43.8% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 99654

• Home prices YoY: -9.9%
• Rents YoY: 0.0%
• Active inventory: 688
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,663 medium
• Mortgage (P&I): −$2,156
• Tax est. 1.5%: −$514 /mo · $6,168/yr
• Insurance: −$171
• HOA: −$0
• Vacancy / Maint / Mgmt: −$559
• Net cashflow: $-737

Break-even live

Break-even rent $3,597

Max offer price $304,463

Occupancy floor —

Sensitivity live

Price	-10% $-453	-5% $-595	+0% $-737	+5% $-879	+10% $-1,022
Rent	-10% $-948	-5% $-843	+0% $-737	+5% $-632	+10% $-527
Rate	-1.0pp $-530	-0.5pp $-633	base $-737	+0.5pp $-844	+1.0pp $-952

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: $102,792
• Closing costs: $12,335
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7311 E Obsidian Loop Wasilla, AK	3.0	2.0	1341	$2,700	$2.01	72d	1	0.20mi
6601 Skyhawk Ln Wasilla, AK	2.0	2.0	1250	$4,200	$3.36	72d	1	0.42mi

Listing history 50 events

1. 2026-08-08
   days on market $295,000 Active 242 DOM
2. 2026-08-07
   days on market $295,000 Active 241 DOM
3. 2026-08-06
   days on market $295,000 Active 240 DOM
4. 2026-08-05
   days on market $295,000 Active 239 DOM
5. 2026-08-04
   days on market $295,000 Active 238 DOM
6. 2026-08-03
   days on market $295,000 Active 237 DOM
7. 2026-07-31
   days on market $295,000 Active 234 DOM
8. 2026-07-29
   days on market $295,000 Active 232 DOM
9. 2026-07-27
   days on market $295,000 Active 230 DOM
10. 2026-07-25
    days on market $295,000 Active 228 DOM
11. 2026-07-24
    days on market $295,000 Active 227 DOM
12. 2026-07-23
    days on market $295,000 Active 226 DOM
13. 2026-07-22
    days on market $295,000 Active 225 DOM
14. 2026-07-21
    days on market $295,000 Active 224 DOM
15. 2026-07-18
    days on market $295,000 Active 221 DOM
16. 2026-07-16
    days on market $295,000 Active 219 DOM
17. 2026-07-16
    days on market $295,000 Active 218 DOM
18. 2026-07-14
    days on market $295,000 Active 217 DOM
19. 2026-07-14
    days on market $295,000 Active 216 DOM
20. 2026-07-12
    days on market $295,000 Active 215 DOM
21. 2026-07-11
    days on market $295,000 Active 214 DOM
22. 2026-07-10
    days on market $295,000 Active 213 DOM
23. 2026-07-09
    days on market $295,000 Active 212 DOM
24. 2026-07-08
    days on market $295,000 Active 211 DOM
25. 2026-07-07
    days on market $295,000 Active 210 DOM
26. 2026-07-06
    days on market $295,000 Active 209 DOM
27. 2026-07-05
    days on market $295,000 Active 208 DOM
28. 2026-07-04
    days on market $295,000 Active 207 DOM
29. 2026-07-03
    days on market $295,000 Active 206 DOM
30. 2026-07-03
    days on market $295,000 Active 205 DOM
31. 2026-07-01
    days on market $295,000 Active 204 DOM
32. 2026-06-30
    days on market $295,000 Active 203 DOM
33. 2026-06-29
    days on market $295,000 Active 202 DOM
34. 2026-06-28
    days on market $295,000 Active 201 DOM
35. 2026-06-28
    days on market $295,000 Active 200 DOM
36. 2026-06-27
    days on market $295,000 Active 199 DOM
37. 2026-06-25
    days on market $295,000 Active 197 DOM
38. 2026-06-23
    days on market $295,000 Active 195 DOM
39. 2026-06-22
    days on market $295,000 Active 194 DOM
40. 2026-06-18
    days on market $295,000 Active 191 DOM
41. 2026-06-17
    days on market $295,000 Active 190 DOM
42. 2026-06-16
    days on market $295,000 Active 189 DOM
43. 2026-06-15
    days on market $295,000 Active 188 DOM
44. 2026-06-14
    days on market $295,000 Active 186 DOM
45. 2026-06-13
    days on market $295,000 Active 185 DOM
46. 2026-06-10
    days on market $295,000 Active 183 DOM
47. 2026-06-09
    days on market $295,000 Active 182 DOM
48. 2026-06-08
    days on market $295,000 Active 181 DOM
49. 2026-06-07
    days on market $295,000 Active 180 DOM
50. 2026-06-03
    days on market $295,000 Active 176 DOM

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

Taxation est. · year 1

• Rental income: $31,961
• − Mortgage interest: −$23,032
• − Property taxes: −$6,168
• − Insurance: −$2,056
• − Repairs & maintenance: −$2,557
• − Management: −$2,557
• − Depreciation: −$11,961
• Taxable loss: −$16,369
• Est. tax savings @ 24.0%: +$3,929
• After-tax cash flow: $-4,920/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 · 13 photos

Excellent 95/100 None rehab

This home is in excellent condition with a modern kitchen, good exterior and interior finishes, and a well-maintained landscaping. It is move-in ready and would be a great investment.

Value-add opportunities

• Resale Painting the exterior siding and adding a fresh coat of paint to the interior walls — Fresh paint can enhance the home's curb appeal and make it more attractive to potential buyers. ↑
• Rental Adding a small garden or landscaping feature in the front yard — A well-maintained front yard can attract more renters and make the home more appealing. ↑

F Composite school gradezoned avg 45/100

Zoned Schools

Elementary Finger Lake Elementary C AK #31/156 Nat'l #9,801/41,679 Middle Colony Middle School D+ AK #9/36 Nat'l #4,335/14,009 High Colony High School F AK #32/61 Nat'l #10,191/17,239

Schools (NCES district)

• District: Matanuska-Susitna Borough School District
• NCES district ID: 0200510
• Math proficiency: 42% ▲ 1.00%
• Reading proficiency: 50% ▲ 5.00%
• Median HH income: $70,325
• Composite: 41.38/100
• National rank: #3484
• State rank: #5 of 21 in AK

Livability — North Lakes

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: North Lakes, AK
• County: Matanuska Susitna Borough · 126,730 people
• Metro: Anchorage, AK
• Population (ZIP): 44,647
• Household income: $97,544
• Rent vs Own: 28.9% rent · 71.1% own
• Severe rent burden: 14% of renters

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Population outlook (Matanuska-Susitna County) Hauer SSP2

• Today (2025): 126,730 people
• By 2030: 139,641 · +10.2%
• By 2040: 165,122 · +30.3%
• By 2050: 189,697 · +49.7%
• By 2075: 249,959 · +97.2%
• By 2100: 288,077 · +127.3%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Two or more races 12% Native American 6% Hispanic / Latino 5% Asian 2% Black 1%
• Common ancestry: Portuguese 3% Lithuanian 2% Italian 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Russian/Polish/Slavic 2% Spanish 2% Tagalog/Filipino 1%

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Political lean MEDSL · Matanuska-Susitna

• 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: ▼ -21.68%
• Current HPI: 196.8728
• Rent YoY: ▬ 0.04%
• Metro: Anchorage, AK
• State GDP YoY: —
• F500 in state: 0

Price history

+2.4% since first listed

2 events — show timeline

• 2026-01-08 Price Changed $294,000 Zillow
• 2025-12-10 Listed $287,000 Zillow