151 Alatna St · Valdez, AK 99686

$1,500,000

48 bd · 19.2 ba · 0 sqft · MultiFamily public records · 165 Days on market

Built 1979 0.40 ac lot ↓ 12% since listing

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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
• Appreciation +6.1/10.0
• Schools +4.4/10.0
• Livability +4.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +0.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 16 units. estimate disagrees with records

Listing remarks MLS

This Muti-Family Apartment is located on Alatna Street, Valdez Alaska. The total square footage of the land is approximately 17,600 SF (.40 acres). Building consists of three floors totaling 20 apartment units. 21st unit is for Manager. Call for more details.

Key facts

• Valdez alaska
• Three floors
• Manager unit

Tags

• MULTI-FAMILY APARTMENT
• ALATNA STREET
• VALDEZ ALASKA
• THREE FLOORS
• 20 APARTMENT UNITS
• MANAGER UNIT

What this means for you Summary

Snapshot

• This is a 48-bed/19.2-bath multifamily listed at $1.50M.

Deal economics

• At list price, monthly cash flow is $-9k ($-113k/yr) — negative. Per door: $-587/mo.
• To cash-flow at today's rent, offer at most $140k (90.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (91.8% below list).
• Recommended offer: $122k (91.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 82/100 on livability (#4 in AK, #1,173 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: amenities C-, commute F.
• Valdez City School District (rural): math 38% / reading 58% proficiency, ranked #3 of 21 in AK (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 9 active listings in the ZIP; 21 units permitted in Chugach Census Area in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $45k of equity ($10k loan paydown + $34k appreciation (2.3% local appreciation)).
• By year 3, paydown + projected appreciation supports a ~$113k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 165 days — a 12% lower offer ($1.32M) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 22y 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 $122,457 (91.8% 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 165 days. Have you received any prior offers? Is the seller open to a 92% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1979 — 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 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?
9. 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?
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: 0.08% ✗
• Cap rate: -1.23%
• Cash-on-cash: -26.85%
• DSCR: -0.19
• GRM: 102.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.29% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -20.4%
• Equity multiple: -0.13×
• Total profit: $-473,694
• Equity at exit: $615,106

10-year hold

• IRR: -12.5%
• Equity multiple: -0.85×
• Total profit: $-775,640
• Equity at exit: $904,153

Cash invested: $420,000 (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 99686

• Home prices YoY: 2.1%
• Active inventory: 9
• Price-to-rent: 102.1×

Monthly cashflow live

• Estimated rent: $1,225 medium
• Mortgage (P&I): −$7,866
• Tax est. 1.5%: −$1,875 /mo · $22,500/yr
• Insurance: −$625
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $-9,399

Break-even live

Break-even rent $13,122

Max offer price $139,986

Occupancy floor —

Sensitivity live

Price	-10% $-8,362	-5% $-8,880	+0% $-9,399	+5% $-9,917	+10% $-10,435
Rent	-10% $-9,495	-5% $-9,447	+0% $-9,399	+5% $-9,350	+10% $-9,302
Rate	-1.0pp $-8,643	-0.5pp $-9,017	base $-9,399	+0.5pp $-9,787	+1.0pp $-10,183

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: $375,000
• Closing costs: $45,000
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $1,500,000 Active 165 DOM
2. 2026-06-19
   days on market $1,500,000 Active 163 DOM
3. 2026-06-18
   days on market $1,500,000 Active 162 DOM
4. 2026-06-17
   days on market $1,500,000 Active 161 DOM
5. 2026-06-16
   days on market $1,500,000 Active 160 DOM
6. 2026-06-15
   days on market $1,500,000 Active 159 DOM
7. 2026-06-14
   days on market $1,500,000 Active 157 DOM
8. 2026-06-12
   days on market $1,500,000 Active 156 DOM
9. 2026-06-09
   days on market $1,500,000 Active 153 DOM
10. 2026-06-08
    days on market $1,500,000 Active 152 DOM
11. 2026-06-07
    days on market $1,500,000 Active 151 DOM
12. 2026-06-04
    days on market $1,500,000 Active 147 DOM
13. 2026-06-02
    days on market $1,500,000 Active 146 DOM
14. 2026-06-01
    days on market $1,500,000 Active 145 DOM
15. 2026-05-31
    days on market $1,500,000 Active 144 DOM
16. 2026-05-31
    days on market $1,500,000 Active 143 DOM
17. 2025-12-18
    listed $1,500,000 Active 259-char remark

    Show marketing remark (259 chars)

    This Muti-Family Apartment is located on Alatna Street, Valdez Alaska. The total square footage of the land is approximately 17,600 SF (.40 acres). Building consists of three floors totaling 20 apartment units. 21st unit is for Manager. Call for more details.

18. 2012-09-13
    listed $1,050,000
19. 2012-05-21
    listed $1,050,000
20. 2012-05-10
    listed $1,800,000
21. 2011-11-16
    listed $1,050,000
22. 2006-06-16
    listed $800,000
23. 2004-08-13
    listed $1,700,000

ⓘ 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: $14,695
• − Mortgage interest: −$84,023
• − Property taxes: −$22,500
• − Insurance: −$7,500
• − Repairs & maintenance: −$1,176
• − Management: −$1,176
• − Depreciation: −$43,636
• Taxable loss: −$145,316
• Est. tax savings @ 24.0%: +$34,876
• After-tax cash flow: $-77,909/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: Valdez City School District
• NCES district ID: 0200780
• Math proficiency: 38% ▼ -7.00%
• Reading proficiency: 58% ▲ 6.00%
• Median HH income: $78,406
• Composite: 43.77/100
• National rank: #2939
• State rank: #3 of 21 in AK

Livability — Valdez

• Score: 82/100
• State rank: #4
• US rank: #1173

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Valdez, AK
• City population: 3,935
• Population (ZIP): 3,935

Population outlook (Chugach County) Hauer SSP2

• By 2040: 5,973

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Two or more races 10% Hispanic / Latino 7% Native American 4% Black 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 8% Serbian 3% Italian 3%
• Foreign-born: 2% · Canada
• Languages at home: 91% English-only · Spanish 4% Russian/Polish/Slavic 3%

Not yet ingested

• Political lean: —
• Civics: —

Market trends

• HPI YoY: ▲ 2.29%
• Current HPI: 109.4572
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-11.8% since first listed

7 events — show timeline

• 2025-12-18 Listed $1,500,000 AKMLS
• 2012-09-13 Listed $1,050,000 AKMLS
• 2012-05-21 Listed $1,050,000 AKMLS
• 2012-05-10 Listed $1,800,000 AKMLS
• 2011-11-16 Listed $1,050,000 AKMLS
• 2006-06-16 Listed $800,000 AKMLS
• 2004-08-13 Listed $1,700,000 AKMLS