410 Sixth Ave · Bethel, AK 99559

$495,000

9 bd · 3.9 ba · 4,000 sqft · MultiFamily · 134 Days on market

Built 1965 Poor condition 0.32 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 +20.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +5.4/10.0
• Appreciation +5.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Schools +0.7/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Total of 4 buildings; 3bdrm ranch style,baseboard and toyo for heat; aprox 1700sq ft. 3 two story A-frame buildings each 800 square feet.ft.; 2 bdrm, 1 bath; toyo heat, tenants pay utilities, currently all occupied. Adaquate parking, located in downtown area. Deferred maintenance- sold as-is. Unit A has 1000 water tank; Units B & D 300 gallon water tank; Unit C water tank is 500 gallons

Key facts

• 0.32 acre lot
• 4 parking spots
• Built 1965

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/1.3-bath units multifamily listed at $495k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $660 ($8k/yr) — positive. Per door: $220/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $495k).
• Recommended offer: $436k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#143 in AK) — a working-class tenant base; expect higher turnover. Strengths: housing A+, employment A; Watch: health & safety C-, schools F, crime F.
• Lower Kuskokwim School District (rural): math 6% / reading 7% proficiency, ranked #18 of 21 in AK (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 21 active listings in the ZIP; 152 units permitted in Bethel Census Area in 2024 (131 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($3k loan paydown + $15k appreciation (3.0% local appreciation)).
• Bethel County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $139k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($436k) is reasonable based on typical stale-listing flexibility.

Recommended offer $435,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 days. Have you received any prior offers? Is the seller open to a 12% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
9. 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?
10. 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.
11. 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.
12. 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: 1.04% ✓
• Cap rate: 7.89%
• Cash-on-cash: 5.72%
• DSCR: 1.25
• GRM: 8.0

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: 12.8%
• Equity multiple: 1.73×
• Total profit: $101,763
• Equity at exit: $222,573

10-year hold

• IRR: 14.8%
• Equity multiple: 3.19×
• Total profit: $303,513
• Equity at exit: $343,012

Cash invested: $138,600 (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 99559

• Active inventory: 21
• Price-to-rent: 24.0×

Monthly cashflow live

• Estimated rent: $5,166 medium
• Mortgage (P&I): −$2,596
• Tax est. 1.5%: −$619 /mo · $7,425/yr
• Insurance: −$206
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,085
• Net cashflow: $660

Break-even live

Break-even rent $4,330

Max offer price $495,000

Occupancy floor 82%

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	1.3	$5,166
Total (3 units)			$5,166

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: $123,750
• Closing costs: $14,850
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $495,000 Active 134 DOM
2. 2026-06-18
   days on market $495,000 Active 133 DOM
3. 2026-06-17
   days on market $495,000 Active 132 DOM
4. 2026-06-16
   days on market $495,000 Active 131 DOM
5. 2026-06-15
   days on market $495,000 Active 130 DOM
6. 2026-06-14
   days on market $495,000 Active 128 DOM
7. 2026-06-12
   days on market $495,000 Active 127 DOM
8. 2026-06-09
   days on market $495,000 Active 124 DOM
9. 2026-06-08
   days on market $495,000 Active 123 DOM
10. 2026-06-07
    days on market $495,000 Active 122 DOM
11. 2026-06-07
    days on market $495,000 Active 121 DOM
12. 2026-06-04
    days on market $495,000 Active 118 DOM
13. 2026-06-02
    days on market $495,000 Active 117 DOM
14. 2026-06-01
    days on market $495,000 Active 116 DOM
15. 2026-05-31
    days on market $495,000 Active 115 DOM
16. 2026-05-31
    days on market $495,000 Active 114 DOM
17. 2026-02-05
    listed $495,000 Active 400-char remark

    Show marketing remark (400 chars)

    Total of 4 buildings; 3bdrm ranch style,baseboard and toyo for heat; aprox 1700sq ft. 3 two story A-frame buildings each 800 square feet.ft.; 2 bdrm, 1 bath; toyo heat, tenants pay utilities, currently all occupied. Adaquate parking, located in downtown area. Deferred maintenance- sold as-is. Unit A has 1000 water tank; Units B & D 300 gallon water tank; Unit C water tank is 500 gallons

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $61,992
• − Mortgage interest: −$27,728
• − Property taxes: −$7,425
• − Insurance: −$2,475
• − Repairs & maintenance: −$4,959
• − Management: −$4,959
• − Depreciation: −$14,400
• Taxable income: $46
• Est. tax owed @ 24.0%: −$11
• After-tax cash flow: $7,913/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

Poor 20/100 Extensive rehab

This multi-family property requires extensive repairs and maintenance to improve its condition and value. Deep cleaning, new appliances, and exterior updates are recommended.

Repairs flagged

• Major kitchen appliances — Dirty and worn
• Major bathroom appliances — Dirty and worn
• Major exterior siding — Weathered and snow-covered
• Major interior walls — Dirty and cluttered

Value-add opportunities

• Both Deep cleaning and organization — Improves appearance and functionality
• Both New kitchen appliances — Enhances functionality and appeal
• Both New bathroom appliances — Enhances functionality and appeal
• Both Paint interior walls — Enhances appearance and functionality
• Both Replace exterior siding — Enhances appearance and functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen appliances · Dirty and worn	Major	$15,000–50,000
bathroom appliances · Dirty and worn	Major	$15,000–50,000
exterior siding · Weathered and snow-covered	Major	$15,000–50,000
interior walls · Dirty and cluttered	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both Deep cleaning and organization — Improves appearance and functionality ↑
• Both New kitchen appliances — Enhances functionality and appeal ↑
• Both New bathroom appliances — Enhances functionality and appeal ↑
• Both Paint interior walls — Enhances appearance and functionality ↑
• Both Replace exterior siding — Enhances appearance and functionality ↑

ⓘ 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: Lower Kuskokwim School District
• NCES district ID: 0200001
• Math proficiency: 6% ▼ -3.00%
• Reading proficiency: 7% ▲ 1.00%
• Median HH income: $53,862
• Composite: 7.09/100
• National rank: #9966
• State rank: #18 of 21 in AK

Livability — Bethel

• Score: 55/100
• State rank: #143
• US rank: #23405

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bethel, AK
• City population: 7,272
• Population (ZIP): 7,272

Population outlook (Bethel County) Hauer SSP2

• Today (2025): 18,782 people
• By 2030: 19,192 · +2.2%
• By 2040: 20,045 · +6.7%
• By 2050: 20,423 · +8.7%
• By 2075: 20,197 · +7.5%
• By 2100: 16,947 · -9.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.98)
• Race & ethnicity: Native American 73% White 15% Two or more races 6% Hispanic / Latino 3% Asian 3% Black 2%
• Common ancestry: Portuguese 4% Lithuanian 1%
• Foreign-born: 4% · South Korea, Canada
• Languages at home: 52% English-only · Korean 3% Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · Bethel

• 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

1 event — show timeline

• 2026-02-05 Listed $495,000 AKMLS