289.5 Parks Hwy · Fairbanks, AK 99760

$289,000

4 bd · 2.5 ba · 2,650 sqft · SingleFamily · 237 Days on market

Built 1987 1.00 ac lot $109/sqft · 17% below area Est $350k · 17% 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).

• ARV discount +15.0/15.0
• Cash flow +12.2/30.0
• Appreciation +5.0/10.0
• DSCR +3.6/10.0
• Schools +3.6/10.0
• 1% rule +3.5/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This spacious home offers over 2,600 square feet of comfortable living in Nenana. The upper level features an open-concept layout with bright and welcoming living space the flows seamlessly into the large kitchen perfect for gatherings! The lower level provides excellent flexibility with an additional bedroom, office space and bonus room! The perfect space for guests, exploring hobbies or even additional living space! Outside is the best place to relax all summer. Enjoy a beautifully manicured lawn or soak in a hot tub under the Alaskan Northern Lights. A detached Heated garage/shop offers plenty of room for vehicles, toys and so much more. Additionally, there is a powered storage building for your convenience. Some photos have been virtually staged for aesthetic purposes. Home requires Cash or rehab loan.

Key facts

• Hot tub
• Large kitchen
• Manicured lawn

Tags

• OPEN-CONCEPT LAYOUT
• LARGE KITCHEN
• MANICURED LAWN
• HOT TUB
• DETACHED HEATED GARAGE
• POWERED STORAGE BUILDING

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $289k.

Deal economics

• At list price, monthly cash flow is $-59 ($-703/yr) — negative.
• To cash-flow at today's rent, offer at most $281k (2.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $245k (15.1% below list).
• Recommended offer: $245k (15.1% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 4.9% in Fairbanks — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 57/100 on livability (#95 in AK) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: schools D, crime F, 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.
• Market conditions: 8 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1 units permitted in Fairbanks North Star Borough in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($2k loan paydown + $9k appreciation (3.0% local appreciation)).
• 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 $81k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 237 days — a 12% lower offer ($254k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y ago; this cycle's ask has dropped $56k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $245,400 (15.1% 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 237 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
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 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?
6. Crime grade is F 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?
7. 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.
8. 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.
9. 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: 0.85% ✗
• Cap rate: 6.05%
• Cash-on-cash: -0.87%
• DSCR: 0.96
• GRM: 9.8

CMA / ARV

• ARV (median comp): $350,150
• List price: $289,000
• Delta: -17.46%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
120 Ina St	0.58mi	5/3.0 (+1)	2,628 (-1%)	2mo	$360,000	$137	63
653 Eighth Ave	0.36mi	3/2.0 (-1)	2,450 (-8%)	10mo	$124,900	$51	55
869 Sixth Ave	0.57mi	3/2.0 (-1)	2,518 (-5%)	17mo	$299,000	$119	44
656 9th Ave	0.38mi	3/2.0 (-1)	2,332 (-12%)	14mo	$349,900	$150	43
737 7th Ave	0.48mi	4/3.0	2,400 (-9%)	20mo	$79,900	$33	43
150 Charles St	0.54mi	3/3.0 (-1)	2,434 (-8%)	18mo	$200,000	$82	40
301 Fifteenth Ave	0.59mi	5/1.5 (+1)	2,304 (-13%)	12mo	$315,000	$137	31
1515 Mary Ann St	0.63mi	4/2.0	2,280 (-14%)	19mo	$249,000	$109	29

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: 6.7%
• Equity multiple: 1.38×
• Total profit: $31,122
• Equity at exit: $129,947

10-year hold

• IRR: 9.5%
• Equity multiple: 2.43×
• Total profit: $116,114
• Equity at exit: $200,264

Cash invested: $80,920 (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 99760

• Active inventory: 8
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,454 medium
• Mortgage (P&I): −$1,516
• Tax est. 1.5%: −$361 /mo · $4,335/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$515
• Net cashflow: $-59

Break-even live

Break-even rent $2,528

Max offer price $280,527

Occupancy floor 97%

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4268 Neely Rd Fort Wainwright, AK	3.0–4.0	2.5	2138	$2,454	$1.15	43d	1	1.50mi

Listing history 28 events

1. 2026-06-19
   days on market $289,000 Active 237 DOM
2. 2026-06-18
   days on market $289,000 Active 236 DOM
3. 2026-06-17
   days on market $289,000 Active 235 DOM
4. 2026-06-16
   days on market $289,000 Active 234 DOM
5. 2026-06-15
   days on market $289,000 Active 233 DOM
6. 2026-06-14
   days on market $289,000 Active 231 DOM
7. 2026-06-13
   days on market $289,000 Active 230 DOM
8. 2026-06-10
   days on market $289,000 Active 228 DOM
9. 2026-06-09
   days on market $289,000 Active 227 DOM
10. 2026-06-08
    pricedays on market $289,000 Active 226 DOM
11. 2026-06-05
    days on market $299,000 Active 222 DOM
12. 2026-06-03
    days on market $299,000 Active 221 DOM
13. 2026-06-02
    days on market $299,000 Active 220 DOM
14. 2026-06-01
    days on market $299,000 Active 219 DOM
15. 2026-05-31
    days on market $299,000 Active 218 DOM
16. 2026-05-30
    days on market $299,000 Active 217 DOM
17. 2026-05-11
    price $299,000 817-char remark

    Show marketing remark (817 chars)

    This spacious home offers over 2,600 square feet of comfortable living in Nenana. The upper level features an open-concept layout with bright and welcoming living space the flows seamlessly into the large kitchen perfect for gatherings! The lower level provides excellent flexibility with an additional bedroom, office space and bonus room! The perfect space for guests, exploring hobbies or even additional living space! Outside is the best place to relax all summer. Enjoy a beautifully manicured lawn or soak in a hot tub under the Alaskan Northern Lights. A detached Heated garage/shop offers plenty of room for vehicles, toys and so much more. Additionally, there is a powered storage building for your convenience. Some photos have been virtually staged for aesthetic purposes. Home requires Cash or rehab loan.

18. 2025-11-21
    price $339,000 817-char remark

    Show marketing remark (817 chars)

    This spacious home offers over 2,600 square feet of comfortable living in Nenana. The upper level features an open-concept layout with bright and welcoming living space the flows seamlessly into the large kitchen perfect for gatherings! The lower level provides excellent flexibility with an additional bedroom, office space and bonus room! The perfect space for guests, exploring hobbies or even additional living space! Outside is the best place to relax all summer. Enjoy a beautifully manicured lawn or soak in a hot tub under the Alaskan Northern Lights. A detached Heated garage/shop offers plenty of room for vehicles, toys and so much more. Additionally, there is a powered storage building for your convenience. Some photos have been virtually staged for aesthetic purposes. Home requires Cash or rehab loan.

19. 2025-10-25
    listed $345,000 Active 817-char remark

    Show marketing remark (817 chars)

    This spacious home offers over 2,600 square feet of comfortable living in Nenana. The upper level features an open-concept layout with bright and welcoming living space the flows seamlessly into the large kitchen perfect for gatherings! The lower level provides excellent flexibility with an additional bedroom, office space and bonus room! The perfect space for guests, exploring hobbies or even additional living space! Outside is the best place to relax all summer. Enjoy a beautifully manicured lawn or soak in a hot tub under the Alaskan Northern Lights. A detached Heated garage/shop offers plenty of room for vehicles, toys and so much more. Additionally, there is a powered storage building for your convenience. Some photos have been virtually staged for aesthetic purposes. Home requires Cash or rehab loan.

20. 2025-10-08
    historical
21. 2025-09-19
    price $349,000
22. 2025-08-19
    price $379,000
23. 2025-08-08
    status Active
24. 2025-07-14
    historical
25. 2025-06-13
    listed $399,900 Active
26. 2018-10-19
    soldstatus
27. 2017-09-26
    listed $214,900
28. 2015-09-21
    listed $229,900

ⓘ 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: $29,448
• − Mortgage interest: −$16,188
• − Property taxes: −$4,335
• − Insurance: −$1,445
• − Repairs & maintenance: −$2,356
• − Management: −$2,356
• − Depreciation: −$8,407
• Taxable loss: −$5,639
• Est. tax savings @ 24.0%: +$1,353
• After-tax cash flow: $651/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 — Fairbanks

• Score: 57/100
• State rank: #95
• US rank: #21394

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fairbanks, AK
• City population: 47,612
• Population (ZIP): 800

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 64% Native American 26% Two or more races 11% Hispanic / Latino 3%
• Common ancestry: Slovak 6% Lithuanian 6% Scotch-Irish 6%
• Foreign-born: 1%
• Languages at home: 88% English-only · Spanish 3% Russian/Polish/Slavic 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: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+30.1% since first listed

12 events — show timeline

• 2026-05-11 Price Changed $299,000 GFBR
• 2025-11-21 Price Changed $339,000 GFBR
• 2025-10-25 Listed $345,000 GFBR
• 2025-10-08 Delisted — GFBR
• 2025-09-19 Price Changed $349,000 GFBR
• 2025-08-19 Price Changed $379,000 GFBR
• 2025-08-08 Relisted — GFBR
• 2025-07-14 Delisted — GFBR
• 2025-06-13 Listed $399,900 GFBR
• 2018-10-19 Sold (MLS) — GFBR
• 2017-09-26 Listed $214,900 GFBR
• 2015-09-21 Listed $229,900 AKMLS