1820 Larch St · Kodiak, AK 99615

$150,000

2 bd · 1.0 ba · 852 sqft · Other · 21 Days on market

Built 1982

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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 +20.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +5.3/10.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Turn key well maintained and extra roomy 3 story lake side unit. Fully furnished unit has a large family room and a laundry room with french doors on the lower level. Come see this wonderful unit! Video tours upon request. New Toyo and fuel tan installed 2022.

Key facts

• Lilly lake views
• Mountain views
• Built 1982

Tags

• LILLY LAKE VIEWS
• MOUNTAIN VIEWS
• STANDING HEIGHT STORAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $150k.

Deal economics

• At list price, monthly cash flow is $186 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#21 in AK) — a middle-class / working-renter tenant base. Strengths: housing A+, crime B, employment B; Watch: health & safety C-, cost of living D, amenities 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: 47 active listings in the ZIP; 19 units permitted in Kodiak Island Borough in 2024 (0 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 $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 30y 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 $147,750 (1.5% below list)

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. 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.
3. 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.
4. 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: 1.03% ✓
• Cap rate: 7.78%
• Cash-on-cash: 5.32%
• DSCR: 1.24
• GRM: 8.1

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: -8.0%
• Equity multiple: 0.70×
• Total profit: $-12,418
• Equity at exit: $22,365

10-year hold

• IRR: 1.5%
• Equity multiple: 1.11×
• Total profit: $4,560
• Equity at exit: $12,969

Cash invested: $42,000 (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 99615

• Home prices YoY: -34.2%
• Active inventory: 47
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,548 medium
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $186

Break-even live

Break-even rent $1,312

Max offer price $150,000

Occupancy floor 83%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-16
   status $150,000 Under Contract 21 DOM
2. 2026-06-15
   days on market $150,000 Active 21 DOM
3. 2026-06-14
   days on market $150,000 Active 19 DOM
4. 2026-06-12
   days on market $150,000 Active 18 DOM
5. 2026-06-09
   days on market $150,000 Active 15 DOM
6. 2026-06-08
   days on market $150,000 Active 14 DOM
7. 2026-06-07
   days on market $150,000 Active 13 DOM
8. 2026-06-07
   days on market $150,000 Active 12 DOM
9. 2026-06-04
   days on market $150,000 Active 9 DOM
10. 2026-06-02
    days on market $150,000 Active 8 DOM
11. 2026-06-01
    days on market $150,000 Active 7 DOM
12. 2026-05-31
    days on market $150,000 Active 6 DOM
13. 2026-05-31
    days on market $150,000 Active 5 DOM
14. 2026-05-26
    listed $150,000 Active
15. 2023-09-01
    soldstatus Closed 263-char remark

    Show marketing remark (263 chars)

    Turn key well maintained and extra roomy 3 story lake side unit. Fully furnished unit has a large family room and a laundry room with french doors on the lower level. Come see this wonderful unit! Video tours upon request. New Toyo and fuel tan installed 2022.

16. 2023-08-21
    status Pending 263-char remark

    Show marketing remark (263 chars)

    Turn key well maintained and extra roomy 3 story lake side unit. Fully furnished unit has a large family room and a laundry room with french doors on the lower level. Come see this wonderful unit! Video tours upon request. New Toyo and fuel tan installed 2022.

17. 2023-08-09
    listed $129,000 Active 263-char remark

    Show marketing remark (263 chars)

    Turn key well maintained and extra roomy 3 story lake side unit. Fully furnished unit has a large family room and a laundry room with french doors on the lower level. Come see this wonderful unit! Video tours upon request. New Toyo and fuel tan installed 2022.

18. 2001-08-28
    listed $40,000
19. 1999-05-15
    listed $58,000
20. 1997-10-20
    listed $49,900
21. 1996-08-30
    listed $45,000

ⓘ 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: $18,576
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$1,486
• − Management: −$1,486
• − Depreciation: −$4,364
• Taxable loss: −$162
• Est. tax savings @ 24.0%: +$39
• After-tax cash flow: $2,274/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 — Kodiak

• Score: 68/100
• State rank: #21
• US rank: #10062

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kodiak, AK
• Population (ZIP): 12,304

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 0.71)
• Race & ethnicity: White 47% Asian 23% Two or more races 14% Native American 9% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 4% Iranian 2% Romanian 1%
• Foreign-born: 21% · Canada
• Languages at home: 73% English-only · Tagalog/Filipino 17% Spanish 4% Russian/Polish/Slavic 2%

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: ▼ -89.04%
• Current HPI: 171.0491
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+233.3% since first listed

8 events — show timeline

• 2026-05-26 Listed $150,000 FSBO.com
• 2023-09-01 Sold (MLS) — AKMLS
• 2023-08-21 Pending — AKMLS
• 2023-08-09 Listed $129,000 AKMLS
• 2001-08-28 Listed $40,000 AKMLS
• 1999-05-15 Listed $58,000 AKMLS
• 1997-10-20 Listed $49,900 AKMLS
• 1996-08-30 Listed $45,000 AKMLS