750 Mcgrath Rd · Farmers Loop, AK 99712

$149,900

3 bd · 2.0 ba · 2,346 sqft · SingleFamily public records · 26 Days on market

Built 1970 4.88 ac lot ↓ 25% since listing

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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 +28.3/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Schools +3.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Large 3 bedroom 2 bathroom home ready to build up some sweat equity. Home sits on 5 acres and has a large detached shop on a concrete slab. Schedule your showing today.

Key facts

• 4.88 acre lot
• Garage
• Built 1970

Property features AI

Exterior

• Parking: Detached parking
• Utilities: Private well water
• Home design: Residential single-family home; 2 stories
• Exterior features: Metal roof

Interior

• Kitchen: Dishwasher; Refrigerator
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Oil heating; Wood heating; Wood stove
• Interior features: Dishwasher; Refrigerator; Laminate flooring; Tile flooring
• Laundry & utility: Washer; Dryer; Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $482 ($6k/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.
• Cap rate 10.2% vs local median 2.3% in Farmers Loop — 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.

Location & tenants

• Location reads 62/100 on livability (#56 in AK) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: crime D+, cost of living D+, amenities F.
• Fairbanks North Star Borough School District (urban): math 33% / reading 45% proficiency, ranked #10 of 21 in AK (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Weller Elementary (math 47% / reading 52%, grade D, #55 of 156 statewide, top 37%, 467 students, 32% FRL); Tanana Middle School (math 23% / reading 44%, grade F, #24 of 36 statewide, top 69%, 545 students, 40% FRL); Lathrop High School (math 32% / reading 42%, grade F, #24 of 61 statewide, top 42%, 886 students, 36% FRL).
• Market conditions: 149 active listings in the ZIP; 1 units permitted in Fairbanks North Star 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.
• Fairbanks North Star County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 12y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $147,651 (1.5% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is D 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?
4. 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.
5. 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.
6. 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: 1.17% ✓
• Cap rate: 10.15%
• Cash-on-cash: 13.78%
• DSCR: 1.61
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $490,314
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
452 Marshall Dr	0.50mi	3/3.0	2,392 (+2%)	5mo	$499,000	$209	66
493 Valley View Dr	0.69mi	3/2.5	2,380 (+1%)	5mo	$460,000	$193	59
485 Marshall Dr	0.59mi	4/2.0 (+1)	2,444 (+4%)	8mo	$415,000	$170	54
503 Panorama Dr	0.65mi	3/3.0	2,100 (-10%)	19mo	$469,900	$224	32

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.9%
• Equity multiple: 1.15×
• Total profit: $6,349
• Equity at exit: $22,351

10-year hold

• IRR: 13.4%
• Equity multiple: 2.07×
• Total profit: $44,820
• Equity at exit: $12,961

Cash invested: $41,972 (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 99712

• Home prices YoY: -24.2%
• Active inventory: 149
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,746 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$49 /mo · $590/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $482

Break-even live

Break-even rent $1,136

Max offer price $149,900

Occupancy floor 67%

Sensitivity live

Price	-10% $567	-5% $524	+0% $482	+5% $440	+10% $397
Rent	-10% $344	-5% $413	+0% $482	+5% $551	+10% $620
Rate	-1.0pp $557	-0.5pp $520	base $482	+0.5pp $443	+1.0pp $404

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-21
   days on market $149,900 Active 26 DOM
2. 2026-06-19
   days on market $149,900 Active 24 DOM
3. 2026-06-18
   days on market $149,900 Active 23 DOM
4. 2026-06-17
   days on market $149,900 Active 22 DOM
5. 2026-06-16
   days on market $149,900 Active 21 DOM
6. 2026-06-15
   days on market $149,900 Active 20 DOM
7. 2026-06-14
   days on market $149,900 Active 18 DOM
8. 2026-06-13
   days on market $149,900 Active 17 DOM
9. 2026-06-10
   pricedays on market $149,900 Active 15 DOM
10. 2026-06-09
    days on market $165,000 Active 14 DOM
11. 2026-06-08
    days on market $165,000 Active 13 DOM
12. 2026-06-05
    days on market $165,000 Active 9 DOM
13. 2026-06-03
    days on market $165,000 Active 8 DOM
14. 2026-06-02
    days on market $165,000 Active 7 DOM
15. 2026-06-01
    days on market $165,000 Active 6 DOM
16. 2026-05-31
    days on market $165,000 Active 5 DOM
17. 2026-05-30
    days on market $165,000 Active 4 DOM
18. 2026-05-26
    listed $165,000 Active
19. 2025-11-03
    historical
20. 2025-09-11
    status Active
21. 2025-07-31
    historical
22. 2025-07-26
    price $175,000
23. 2025-07-26
    listed $165,000 Active
24. 2021-03-08
    soldstatus 168-char remark

    Show marketing remark (168 chars)

    Large 3 bedroom 2 bathroom home ready to build up some sweat equity. Home sits on 5 acres and has a large detached shop on a concrete slab. Schedule your showing today.

25. 2021-01-25
    listed $129,900 168-char remark

    Show marketing remark (168 chars)

    Large 3 bedroom 2 bathroom home ready to build up some sweat equity. Home sits on 5 acres and has a large detached shop on a concrete slab. Schedule your showing today.

26. 2019-01-11
    listed $244,900
27. 2014-05-30
    soldstatus
28. 2014-04-02
    listed $219,900
29. 2014-04-01
    listed $219,900

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

Tax reassessment forecast AK · Partial reset (capped growth)

• Current annual tax: $590 · $49/mo
• Projected year-2 tax: $1,187 · $99/mo
• Expected delta: +$597/yr (+$50/mo · 101.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🫁 Air quality 1/10 Low

Taxation est. · year 1

• Rental income: $20,958
• − Mortgage interest: −$8,397
• − Property taxes: −$590
• − Insurance: −$750
• − Repairs & maintenance: −$1,677
• − Management: −$1,677
• − Depreciation: −$4,361
• Taxable income: $3,507
• Est. tax owed @ 24.0%: −$842
• After-tax cash flow: $4,942/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: Fairbanks North Star Borough School District
• NCES district ID: 0200600
• Math proficiency: 33% ▼ -6.00%
• Reading proficiency: 45% ▲ 3.00%
• Median HH income: $69,697
• Composite: 35.5/100
• National rank: #4915
• State rank: #10 of 21 in AK

Livability — Farmers Loop

• Score: 62/100
• State rank: #56
• US rank: #16401

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Farmers Loop, AK
• Population (ZIP): 12,070

Population outlook (Fairbanks North Star County) Hauer SSP2

• Today (2025): 101,607 people
• By 2030: 102,796 · +1.2%
• By 2040: 104,748 · +3.1%
• By 2050: 107,598 · +5.9%
• By 2075: 118,829 · +16.9%
• By 2100: 127,151 · +25.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Native American 9% Two or more races 8% Hispanic / Latino 5% Asian 2%
• Common ancestry: Italian 4% Portuguese 3% Slovak 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 95% English-only · Other Asian/Pacific 1% Spanish 1%

Political lean MEDSL · Fairbanks North Star

• 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: ▼ -47.35%
• Current HPI: 148.2472
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-25.0% since first listed

12 events — show timeline

• 2026-05-26 Listed $165,000 GFBR
• 2025-11-03 Delisted — GFBR
• 2025-09-11 Relisted — GFBR
• 2025-07-31 Delisted — GFBR
• 2025-07-26 Price Changed $175,000 GFBR
• 2025-07-26 Listed $165,000 GFBR
• 2021-03-08 Sold (MLS) — GFBR
• 2021-01-25 Listed $129,900 GFBR
• 2019-01-11 Listed $244,900 AKMLS
• 2014-05-30 Sold (MLS) — GFBR
• 2014-04-02 Listed $219,900 GFBR
• 2014-04-01 Listed $219,900 AKMLS

Property tax history

-35.0%/yr

Latest (2018): $590 · -34.5% YoY. Source: county tax records.