3208 Halibut Point Rd #16 · Sitka, AK 99835

$115,000

3 bd · 1.0 ba · 1,114 sqft · Manufactured · 134 Days on market

Built 1976

---

Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +4.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover your Alaskan paradise in the heart of beautiful Sitka, an enchanting island community nestled between towering mountains and the sparkling ocean, renowned for its breathtaking natural wonders, vibrant wildlife, and rich cultural heritage. This charming 1,114 sq ft mobile home at 3208 Halibut Point Road #16 offers the perfect blend of modern updates and untapped potential, ideal for those seeking a cozy retreat amid stunning scenery. Step inside to find three spacious bedrooms and one fully remodeled bathroom, complete with a versatile entryway ready for conversion into a true Arctic entry—essential for embracing Sitka's dynamic seasons. Thoughtful additions include expanded laundry and living room spaces, enhancing the original structure for comfortable everyday living. Recent comprehensive upgrades make this home move-in ready with just your finishing touches: full electrical and plumbing overhauls, including a brand-new water heater; fresh siding, drywall, doors, and energy-efficient windows; a stunning kitchen remodel; and much more. Imagine starting your day with views of majestic Mt. Edgecumbe right from your front kitchen windows, or exploring the lush forest backing the property—once featuring a trail to Harbor Mountain Road and nearby cross trails, perfect for hiking, wildlife spotting, and immersing in the Tongass National Forest's old-growth rainforests and waterfalls. Whether you're drawn to Sitka's world-class whale watching, bald eagle encounters at the Alaska Raptor Center, or the historic totem poles and Tlingit heritage at Sitka National Historical Park, this property places you at the center of it all. Don't miss this opportunity to own a slice of Sitka's magic—contact us today for more details and to schedule a viewing

Key facts

• Mobile home
• Modern updates
• Expanded living room

Tags

• MOBILE HOME
• MODERN UPDATES
• FULLY REMODELED BATHROOM
• VERSATILE ENTRYWAY
• EXPANDED LAUNDRY
• EXPANDED LIVING ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $622 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 86/100 on livability (#1 in AK, #425 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A+; Watch: cost of living F.
• Sitka School District (town): math 46% / reading 50% proficiency, ranked #4 of 21 in AK (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 43 active listings in the ZIP; 11 units permitted in Sitka City and Borough in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.

Recommended offer $101,200 (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. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 1.56% ✓
• Cap rate: 12.79%
• Cash-on-cash: 23.19%
• DSCR: 2.03
• GRM: 5.3

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: 16.2%
• Equity multiple: 1.65×
• Total profit: $21,029
• Equity at exit: $17,147

10-year hold

• IRR: 24.8%
• Equity multiple: 3.16×
• Total profit: $69,461
• Equity at exit: $9,943

Cash invested: $32,200 (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 99835

• Active inventory: 43
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,794 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $622

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 60%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $115,000 Active 134 DOM
2. 2026-06-18
   days on market $115,000 Active 133 DOM
3. 2026-06-17
   days on market $115,000 Active 132 DOM
4. 2026-06-16
   days on market $115,000 Active 131 DOM
5. 2026-06-15
   days on market $115,000 Active 130 DOM
6. 2026-06-14
   days on market $115,000 Active 128 DOM
7. 2026-06-12
   days on market $115,000 Active 127 DOM
8. 2026-06-09
   days on market $115,000 Active 124 DOM
9. 2026-06-08
   days on market $115,000 Active 123 DOM
10. 2026-06-07
    days on market $115,000 Active 122 DOM
11. 2026-06-07
    days on market $115,000 Active 121 DOM
12. 2026-06-04
    days on market $115,000 Active 118 DOM
13. 2026-06-02
    days on market $115,000 Active 117 DOM
14. 2026-06-01
    days on market $115,000 Active 116 DOM
15. 2026-05-31
    days on market $115,000 Active 115 DOM
16. 2026-05-31
    days on market $115,000 Active 114 DOM
17. 2026-02-02
    listed $115,000 Active 1793-char remark

    Show marketing remark (1793 chars)

    Discover your Alaskan paradise in the heart of beautiful Sitka, an enchanting island community nestled between towering mountains and the sparkling ocean, renowned for its breathtaking natural wonders, vibrant wildlife, and rich cultural heritage. This charming 1,114 sq ft mobile home at 3208 Halibut Point Road #16 offers the perfect blend of modern updates and untapped potential, ideal for those seeking a cozy retreat amid stunning scenery. Step inside to find three spacious bedrooms and one fully remodeled bathroom, complete with a versatile entryway ready for conversion into a true Arctic entry—essential for embracing Sitka's dynamic seasons. Thoughtful additions include expanded laundry and living room spaces, enhancing the original structure for comfortable everyday living. Recent comprehensive upgrades make this home move-in ready with just your finishing touches: full electrical and plumbing overhauls, including a brand-new water heater; fresh siding, drywall, doors, and energy-efficient windows; a stunning kitchen remodel; and much more. Imagine starting your day with views of majestic Mt. Edgecumbe right from your front kitchen windows, or exploring the lush forest backing the property—once featuring a trail to Harbor Mountain Road and nearby cross trails, perfect for hiking, wildlife spotting, and immersing in the Tongass National Forest's old-growth rainforests and waterfalls. Whether you're drawn to Sitka's world-class whale watching, bald eagle encounters at the Alaska Raptor Center, or the historic totem poles and Tlingit heritage at Sitka National Historical Park, this property places you at the center of it all. Don't miss this opportunity to own a slice of Sitka's magic—contact us today for more details and to schedule a viewing

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

Taxation est. · year 1

• Rental income: $21,525
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,722
• − Management: −$1,722
• − Depreciation: −$3,345
• Taxable income: $5,994
• Est. tax owed @ 24.0%: −$1,439
• After-tax cash flow: $6,030/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: Sitka School District
• NCES district ID: 0200240
• Math proficiency: 46% ▬ 0.00%
• Reading proficiency: 50% ▼ -5.00%
• Median HH income: $66,729
• Composite: 42.71/100
• National rank: #3166
• State rank: #4 of 21 in AK

Livability — Sitka

• Score: 86/100
• State rank: #1
• US rank: #425

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sitka, AK
• City population: 8,393
• Population (ZIP): 8,393

Population outlook (Sitka County) Hauer SSP2

• Today (2025): 9,189 people
• By 2030: 9,264 · +0.8%
• By 2040: 9,254 · +0.7%
• By 2050: 9,225 · +0.4%
• By 2075: 9,386 · +2.1%
• By 2100: 9,164 · -0.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 60% Two or more races 19% Native American 9% Asian 7% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 5% Lithuanian 3% Italian 3%
• Foreign-born: 9% · Canada
• Languages at home: 87% English-only · Spanish 4% Tagalog/Filipino 4% Other Asian/Pacific 2%

Political lean MEDSL · Sitka

• 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: ▼ -193.94%
• Current HPI: 112.4336
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-02-02 Listed $115,000 Fizber.com