1320 Sloan St · Badger, AK 99705

$285,000

3 bd · 2.0 ba · 2,280 sqft · SingleFamily public records · 80 Days on market

Built 1953 6,632 sqft lot $125/sqft · 17% below area Est $345k · 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).

• Cash flow +16.0/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• 1% rule +4.3/10.0
• Rent growth +3.8/5.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 1320 Sloan Street. This home sits on a modest, yet spacious corner lot and offers a versatile layout with plenty of charm. The multi level layout space for the creative to make it their own. Inside, you’ll find multiple living areas, two bedrooms on the main floor, and hardwood floors that add timeless character. The attached two-car garage fits full-size vehicles, and the fully fenced yard provides space for pets, gatherings, or sitting outside to enjoy the sun. Upstairs, the very spacious primary suite features its own bathroom and a wood stove, either keep it as a bedroom or turn it into the main living area, this house is happy to accommodate. Downstairs, two additional rooms offer great potential for a home office, den, or other space. Located just minutes from Fort Wainwright, Fairbanks, and North Pole, this home makes commuting simple while still offering peace and privacy. Warmth, space, and convenience, ready for you to make it your own!

Key facts

• Wood stove
• Fully fenced yard
• Corner lot

Tags

• CORNER LOT
• MULTIPLE LIVING AREAS
• HARDWOOD FLOORS
• FULLY FENCED YARD
• WOOD STOVE
• MINUTES FROM FORT WAINWRIGHT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $143 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $266k (6.6% below list).
• Recommended offer: $266k (6.6% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 4.9% in Badger — 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 63/100 on livability (#49 in AK) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: cost of living C-, schools D, crime 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: Rents rising fast (+5.1%/yr); 248 active listings in the ZIP; solid renter incomes; 1 units permitted in Fairbanks North Star Borough in 2024 (0 in 5+ unit buildings).
• This rent runs 33% 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 80 days — a 6% lower offer ($268k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $266,188 (6.6% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — 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 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: 0.93% ✗
• Cap rate: 6.89%
• Cash-on-cash: 2.15%
• DSCR: 1.10
• GRM: 8.9

CMA / ARV

• ARV (median comp): $344,728
• List price: $285,000
• Delta: -17.33%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
875 Ensley Rd	0.72mi	3/1.0	2,025 (-11%)	12mo	$305,000	$151	34

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: -10.6%
• Equity multiple: 0.61×
• Total profit: $-31,362
• Equity at exit: $42,494

10-year hold

• IRR: 1.4%
• Equity multiple: 1.11×
• Total profit: $8,896
• Equity at exit: $24,642

Cash invested: $79,800 (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: 8.9×

Monthly cashflow live

• Estimated rent: $2,662 medium
• Mortgage (P&I): −$1,495
• Tax from tax record: −$347 /mo · $4,160/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$559
• Net cashflow: $143

Break-even live

Break-even rent $2,481

Max offer price $285,000

Occupancy floor 90%

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-19
   days on market $285,000 Active 80 DOM
2. 2026-06-18
   days on market $285,000 Active 79 DOM
3. 2026-06-17
   days on market $285,000 Active 78 DOM
4. 2026-06-16
   days on market $285,000 Active 77 DOM
5. 2026-06-15
   days on market $285,000 Active 76 DOM
6. 2026-06-14
   days on market $285,000 Active 74 DOM
7. 2026-06-13
   days on market $285,000 Active 73 DOM
8. 2026-06-10
   days on market $285,000 Active 71 DOM
9. 2026-06-09
   days on market $285,000 Active 70 DOM
10. 2026-06-08
    days on market $285,000 Active 69 DOM
11. 2026-06-05
    days on market $285,000 Active 65 DOM
12. 2026-06-03
    days on market $285,000 Active 64 DOM
13. 2026-06-02
    days on market $285,000 Active 63 DOM
14. 2026-06-01
    days on market $285,000 Active 62 DOM
15. 2026-05-31
    days on market $285,000 Active 61 DOM
16. 2026-05-30
    days on market $285,000 Active 60 DOM
17. 2026-03-31
    listed $290,000 Active 977-char remark

    Show marketing remark (977 chars)

    Welcome to 1320 Sloan Street. This home sits on a modest, yet spacious corner lot and offers a versatile layout with plenty of charm. The multi level layout space for the creative to make it their own. Inside, you’ll find multiple living areas, two bedrooms on the main floor, and hardwood floors that add timeless character. The attached two-car garage fits full-size vehicles, and the fully fenced yard provides space for pets, gatherings, or sitting outside to enjoy the sun. Upstairs, the very spacious primary suite features its own bathroom and a wood stove, either keep it as a bedroom or turn it into the main living area, this house is happy to accommodate. Downstairs, two additional rooms offer great potential for a home office, den, or other space. Located just minutes from Fort Wainwright, Fairbanks, and North Pole, this home makes commuting simple while still offering peace and privacy. Warmth, space, and convenience, ready for you to make it your own!

18. 2025-12-29
    historical
19. 2025-11-20
    status Active
20. 2025-10-31
    historical
21. 2025-09-06
    price $290,000
22. 2025-06-04
    price $300,000
23. 2025-05-03
    listed $320,000 Active
24. 2021-10-13
    soldstatus
25. 2021-10-13
    soldstatus
26. 2021-05-17
    listed $259,900

ⓘ 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: $4,160 · $347/mo
• Projected year-2 tax: $4,160 · $347/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: $31,943
• − Mortgage interest: −$15,964
• − Property taxes: −$4,160
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,555
• − Management: −$2,555
• − Depreciation: −$8,291
• Taxable loss: −$3,009
• Est. tax savings @ 24.0%: +$722
• After-tax cash flow: $2,437/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 — Badger

• Score: 63/100
• State rank: #49
• US rank: #15681

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Badger, AK
• County: Fairbanks North Star Borough · 69,381 people
• City population: 22,281
• 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

+11.6% since first listed

10 events — show timeline

• 2026-03-31 Listed $290,000 GFBR
• 2025-12-29 Delisted — GFBR
• 2025-11-20 Relisted — GFBR
• 2025-10-31 Delisted — GFBR
• 2025-09-06 Price Changed $290,000 GFBR
• 2025-06-04 Price Changed $300,000 GFBR
• 2025-05-03 Listed $320,000 GFBR
• 2021-10-13 Sold (Public Records) — Public Records
• 2021-10-13 Sold (MLS) — GFBR
• 2021-05-17 Listed $259,900 GFBR

Property tax history

+6.1%/yr

Latest (2025): $4,160 · +1.1% YoY. Source: county tax records.