Tr E-2 Big Bnd · Susitna, AK 99667

$92,505

1 bd · 0.5 ba · 720 sqft · SingleFamily · 71 Days on market

Built 2010 Fair condition 13 ac lot

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Why this score? — see what drove the D+ 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 +16.1/30.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• Appreciation +5.0/10.0
• 1% rule +4.4/10.0
• Schools +4.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Livability +1.4/5.0

Listing remarks MLS

Front row seat to the Iron Dog and the Iditarod!! Whether your preference is dogs or engines, you can see it all here! This turn key, 720 sq ft off-grid cabin on the Big Bend, Yentna River offers the perfect remote Alaskan getaway with one bedroom, living space, and direct river access. With a wood stove, Toyo laser 73, metal roof, electric toilet, propane fridge and stove Surrounded by wilderness, it's accessible by boat or snow machine, making it an ideal spot for fishing, hunting or simply escaping into nature. 400+ feet of river front on bluff over looking Yentna River with Mountain View's, Private and secluded watch the Iditarod and Iron dog snow machine race go by From the cabin or a bonfire on the Yentna river, quiet and peaceful. 20X24 cabin one bedroom has 1/2 loft with 8X20 covered porches, front and back. snow machine or ATV parking under back deck. 32 miles from Deshka Landing. Right across from the Yentna Station.

Key facts

• Private and secluded
• Covered porches
• Direct river access

Tags

• DIRECT RIVER ACCESS
• 400 FEET OF RIVER FRONT
• MOUNTAIN VIEWS
• PRIVATE AND SECLUDED
• COVERED PORCHES
• SNOW MACHINE PARKING

What this means for you Summary

Snapshot

• This is a 1-bed/0.5-bath single-family listed at $93k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $47 ($569/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 $87k (6.0% below list).
• Recommended offer: $87k (6.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 28/100 on livability (#334 in AK) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: crime A; Watch: health & safety C-, schools F, amenities F.
• Matanuska-Susitna Borough School District (town): math 42% / reading 50% proficiency, ranked #5 of 21 in AK (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 27 active listings in the ZIP; 91 units permitted in Matanuska-Susitna Borough in 2024 (25 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($640 loan paydown + $3k appreciation (3.0% local appreciation)).
• Matanuska-Susitna County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Recommended offer $86,921 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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 F-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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.94% ✗
• Cap rate: 6.91%
• Cash-on-cash: 2.20%
• DSCR: 1.10
• GRM: 8.9

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: 9.6%
• Equity multiple: 1.55×
• Total profit: $14,175
• Equity at exit: $41,594

10-year hold

• IRR: 12.0%
• Equity multiple: 2.79×
• Total profit: $46,265
• Equity at exit: $64,102

Cash invested: $25,901 (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 99667

• Active inventory: 27
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $869 medium
• Mortgage (P&I): −$485
• Tax est. 1.5%: −$116 /mo · $1,388/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $47

Break-even live

Break-even rent $809

Max offer price $92,505

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: $23,126
• Closing costs: $2,775
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $92,505 Active 71 DOM
2. 2026-06-17
   days on market $92,505 Active 70 DOM
3. 2026-06-16
   days on market $92,505 Active 69 DOM
4. 2026-06-15
   days on market $92,505 Active 68 DOM
5. 2026-06-14
   days on market $92,505 Active 66 DOM
6. 2026-06-13
   pricedays on market $92,505 Active 65 DOM
7. 2026-06-10
   days on market $99,505 Active 63 DOM
8. 2026-06-09
   days on market $99,505 Active 62 DOM
9. 2026-06-08
   days on market $99,505 Active 61 DOM
10. 2026-06-07
    days on market $99,505 Active 60 DOM
11. 2026-06-03
    days on market $99,505 Active 56 DOM
12. 2026-06-02
    days on market $99,505 Active 55 DOM
13. 2026-06-01
    days on market $99,505 Active 54 DOM
14. 2026-05-31
    days on market $99,505 Active 53 DOM
15. 2026-05-30
    days on market $99,505 Active 52 DOM
16. 2026-04-20
    price $99,505 940-char remark

    Show marketing remark (940 chars)

    Front row seat to the Iron Dog and the Iditarod!! Whether your preference is dogs or engines, you can see it all here! This turn key, 720 sq ft off-grid cabin on the Big Bend, Yentna River offers the perfect remote Alaskan getaway with one bedroom, living space, and direct river access. With a wood stove, Toyo laser 73, metal roof, electric toilet, propane fridge and stove Surrounded by wilderness, it's accessible by boat or snow machine, making it an ideal spot for fishing, hunting or simply escaping into nature. 400+ feet of river front on bluff over looking Yentna River with Mountain View's, Private and secluded watch the Iditarod and Iron dog snow machine race go by From the cabin or a bonfire on the Yentna river, quiet and peaceful. 20X24 cabin one bedroom has 1/2 loft with 8X20 covered porches, front and back. snow machine or ATV parking under back deck. 32 miles from Deshka Landing. Right across from the Yentna Station.

17. 2026-04-08
    listed $99,500 Active 940-char remark

    Show marketing remark (940 chars)

    Front row seat to the Iron Dog and the Iditarod!! Whether your preference is dogs or engines, you can see it all here! This turn key, 720 sq ft off-grid cabin on the Big Bend, Yentna River offers the perfect remote Alaskan getaway with one bedroom, living space, and direct river access. With a wood stove, Toyo laser 73, metal roof, electric toilet, propane fridge and stove Surrounded by wilderness, it's accessible by boat or snow machine, making it an ideal spot for fishing, hunting or simply escaping into nature. 400+ feet of river front on bluff over looking Yentna River with Mountain View's, Private and secluded watch the Iditarod and Iron dog snow machine race go by From the cabin or a bonfire on the Yentna river, quiet and peaceful. 20X24 cabin one bedroom has 1/2 loft with 8X20 covered porches, front and back. snow machine or ATV parking under back deck. 32 miles from Deshka Landing. Right across from the Yentna Station.

ⓘ 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 0% chance over 30 yrs
• 🫁 Air quality 1/10 Low

Taxation est. · year 1

• Rental income: $10,431
• − Mortgage interest: −$5,182
• − Property taxes: −$1,388
• − Insurance: −$463
• − Repairs & maintenance: −$834
• − Management: −$834
• − Depreciation: −$2,691
• Taxable loss: −$961
• Est. tax savings @ 24.0%: +$231
• After-tax cash flow: $799/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This off-grid cabin requires significant repairs and maintenance, including painting, landscaping, and interior finishing, to improve its condition and value.

Repairs flagged

• Major Kitchen — Exposed insulation and no appliances indicate a major repair is needed.
• Moderate Exterior siding — Weathered and worn appearance requires moderate repair.
• Major Flooring — Unfinished and uneven, indicating a major repair is needed.
• Major Interior walls — Exposed insulation and unfinished appearance require major repair.
• Major Landscaping — Overgrown and needs trimming.

Value-add opportunities

• Both Painting the exterior and interior walls — Painting will improve the curb appeal and interior finish, enhancing both resale and rental value.
• Both Landscaping and trimming the overgrown area — A well-maintained landscape will improve the property's curb appeal and attract potential buyers or renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen · Exposed insulation and no appliances indicate a major repair is needed.	Major	$15,000–50,000
Exterior siding · Weathered and worn appearance requires moderate repair.	Moderate	$3,000–15,000
Flooring · Unfinished and uneven, indicating a major repair is needed.	Major	$15,000–50,000
Interior walls · Exposed insulation and unfinished appearance require major repair.	Major	$15,000–50,000
Landscaping · Overgrown and needs trimming.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$63,000–215,000

Value-add ROI direction

• Both Painting the exterior and interior walls — Painting will improve the curb appeal and interior finish, enhancing both resale and rental value. ↑
• Both Landscaping and trimming the overgrown area — A well-maintained landscape will improve the property's curb appeal and attract potential buyers or renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Matanuska-Susitna Borough School District
• NCES district ID: 0200510
• Math proficiency: 42% ▲ 1.00%
• Reading proficiency: 50% ▲ 5.00%
• Median HH income: $70,325
• Composite: 41.38/100
• National rank: #3484
• State rank: #5 of 21 in AK

Livability — Susitna

• Score: 28/100
• State rank: #334
• US rank: #27965

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 152

Population outlook (Matanuska-Susitna County) Hauer SSP2

• Today (2025): 126,730 people
• By 2030: 139,641 · +10.2%
• By 2040: 165,122 · +30.3%
• By 2050: 189,697 · +49.7%
• By 2075: 249,959 · +97.2%
• By 2100: 288,077 · +127.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 5% Two or more races 5% Native American 5%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 9% Lithuanian 5% Portuguese 2%
• Foreign-born: 5% · Canada
• Languages at home: 85% English-only · Spanish 6% French/Haitian/Cajun 5%

Political lean MEDSL · Matanuska-Susitna

• 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

+0.0% since first listed

2 events — show timeline

• 2026-04-20 Price Changed $99,505 AKMLS
• 2026-04-08 Listed $99,500 AKMLS