520 S Evolyn Dr · North Pole, AK 99705

$295,000

5 bd · 2.0 ba · 2,100 sqft · SingleFamily public records · 16 Days on market

Built 1979 0.93 ac lot Est $418k · 29% under

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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 +20.8/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +5.5/10.0
• Rent growth +3.8/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Sweat equity alert! Incredible opportunity to turn this 5 bedroom, 2 bath, 2 car garage home in an established, desirable North Pole neighborhood into your dream home. Home is 2x6 construction, has a concrete block foundation and vinyl windows. Heating system is relatively newer and is functioning. Home is sold AS-IS, no repairs will be done. Home will not qualify for FHA or VA. Cash buyers strongly preferred. Home sale is part of a 1031 tax-deferred exchange.

Key facts

• 0.93 acre lot
• 2 garage spots
• Built 1979

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Private well water
• Home design: Residential single-family home; Zoned for two-family residential district
• Exterior features: Shingle roof

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Oil heating; Baseboard heating
• Interior features: Dishwasher; Oven; Range; Refrigerator

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $404 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $295k).
• Recommended offer: $291k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 3.7% in North Pole — 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 67/100 on livability (#22 in AK) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A-, health & safety A-; Watch: amenities F, commute 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: North Pole Elementary (math 32% / reading 37%, grade F, #93 of 156 statewide, top 66%, 347 students, 37% FRL); North Pole Middle School (math 25% / reading 45%, grade F, #21 of 36 statewide, top 57%, 531 students, 39% FRL); North Pole High School (math 32% / reading 32%, grade F, #33 of 61 statewide, top 57%, 617 students, 29% FRL).
• Market conditions: Rents rising fast (+5.1%/yr); 248 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 1 units permitted in Fairbanks North Star Borough in 2024 (0 in 5+ unit buildings).
• This rent runs 38% of the median local income ($97k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($291k) is reasonable based on typical stale-listing flexibility.

Recommended offer $290,575 (1.5% below list)

Questions for the listing agent

1. Built in 1979 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.05% ✓
• Cap rate: 7.94%
• Cash-on-cash: 5.87%
• DSCR: 1.26
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $417,900
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1001 Blanket Blvd	0.10mi	4/2.0 (-1)	2,190 (+4%)	14mo	$450,000	$205	71
1003 Shirley Turnaround	0.35mi	4/2.0 (-1)	2,232 (+6%)	4mo	$444,900	$199	65
545 Beaver Blvd	0.35mi	4/2.0 (-1)	2,080 (-1%)	23mo	$350,000	$168	58
1224 North Star Dr	0.57mi	4/3.0 (-1)	1,920 (-9%)	2mo	$400,000	$208	48
3053 Psalms Blvd	0.66mi	4/2.5 (-1)	2,236 (+6%)	6mo	$529,900	$237	46
2590 Lana Turnabout	0.72mi	5/2.0	2,262 (+8%)	10mo	$415,000	$183	46
3191 Kris Kringle Dr	0.56mi	4/2.5 (-1)	2,272 (+8%)	10mo	$424,900	$187	45
3210 Wyatt Rd	0.72mi	4/3.0 (-1)	1,862 (-11%)	1mo	$426,200	$229	38
3210 Kris Kringle Dr	0.62mi	5/2.0	2,352 (+12%)	18mo	$399,900	$170	35

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 · 5.08% rent growth · sell at horizon

5-year hold

• IRR: -4.9%
• Equity multiple: 0.81×
• Total profit: $-15,358
• Equity at exit: $43,985

10-year hold

• IRR: 7.1%
• Equity multiple: 1.59×
• Total profit: $48,438
• Equity at exit: $25,506

Cash invested: $82,600 (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 99705

• Home prices YoY: -21.2%
• Rents YoY: 5.1%
• Active inventory: 248
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $3,108 medium
• Mortgage (P&I): −$1,547
• Tax from tax record: −$381 /mo · $4,578/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$653
• Net cashflow: $404

Break-even live

Break-even rent $2,597

Max offer price $295,000

Occupancy floor 82%

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3041 Timberbrook Dr North Pole, AK	5.0	3.0	2220	$3,600	$1.62	43d	1	1.26mi

Listing history 12 events

1. 2026-06-19
   days on market $295,000 Active 16 DOM
2. 2026-06-18
   days on market $295,000 Active 15 DOM
3. 2026-06-17
   days on market $295,000 Active 14 DOM
4. 2026-06-16
   days on market $295,000 Active 13 DOM
5. 2026-06-15
   days on market $295,000 Active 12 DOM
6. 2026-06-14
   days on market $295,000 Active 10 DOM
7. 2026-06-13
   days on market $295,000 Active 9 DOM
8. 2026-06-10
   days on market $295,000 Active 7 DOM
9. 2026-06-09
   days on market $295,000 Active 6 DOM
10. 2026-06-08
    days on market $295,000 Active 5 DOM
11. 2026-06-03
    remarks 465-char remark
12. 2026-06-03
    listed $295,000 Active 1 DOM

ⓘ 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: $4,578 · $381/mo
• Projected year-2 tax: $4,578 · $381/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $37,302
• − Mortgage interest: −$16,525
• − Property taxes: −$4,578
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,984
• − Management: −$2,984
• − Depreciation: −$8,582
• Taxable income: $174
• Est. tax owed @ 24.0%: −$42
• After-tax cash flow: $4,810/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 — North Pole

• Score: 67/100
• State rank: #22
• US rank: #10245

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Pole, AK
• County: Fairbanks North Star Borough · 69,381 people
• City population: 21,769
• Metro: Fairbanks, AK
• Population (ZIP): 21,769
• Household income: $96,964
• Rent vs Own: 23.1% rent · 76.9% own
• Severe rent burden: 237.0

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 (75%)
• Race & ethnicity: White 75% Two or more races 12% Hispanic / Latino 7% Native American 4% Black 1% Asian 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Italian 4% Portuguese 3% Scottish 3%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 93% English-only · French/Haitian/Cajun 1% Spanish 1% Tagalog/Filipino 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: ▼ -42.32%
• Current HPI: 157.102
• Rent YoY: ▲ 5.08%
• Metro: Fairbanks, AK
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2026-06-03 Listed $295,000 GFBR
• 2007-05-31 Sold (Public Records) — Public Records

Property tax history

+3.7%/yr

Latest (2025): $4,578 · +4.9% YoY. Source: county tax records.