1536 Stacia St · Fairbanks, AK 99701

$159,900

2 bd · 1.0 ba · 475 sqft · Other public records · 35 Days on market

Built 1948 7,500 sqft lot $337/sqft · 39% above area

---

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 +20.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +4.6/10.0
• Schools +3.6/10.0
• Rent growth +2.9/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 buildings in a row, center one is a duplex and the other 2 are both single family units. All have kitchens and baths although not functioning. Each unit has a basement, and a couple of the units have newer forced air furnaces. Various roof finishes, various siding. Foundation is mostly wood crib with some concrete block. This is a bank-owned property and all offers must be cash and show proof of funds. Electric is not on, bring a flashlight, key works on all units.

Key facts

• 7,500 sq ft lot
• 6 parking spots
• Built 1948

Property features AI

Exterior

• Parking: 6 parking spaces
• Utilities: Public water
• Home design: Residential income property (fourplex)
• Exterior features: Lot in Light Commercial District zoning

Interior

• Kitchen: Range, Oven, Refrigerator
• Heating & cooling: Oil forced air heating
• Interior features: Range, Oven, Refrigerator; Partial basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $160k.

Deal economics

• At list price, monthly cash flow is $202 ($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 $153k (4.0% below list).
• Recommended offer: $153k (4.0% below list) — sets the bar for 1% rule.
• Cap rate 7.8% vs local median 4.9% in Fairbanks — 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 57/100 on livability (#95 in AK) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: crime F, 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: Hunter Elementary (math 24% / reading 24%, grade F, #122 of 156 statewide, top 81%, 363 students, 70% FRL); Ryan Middle School (math 25% / reading 33%, grade F, #28 of 36 statewide, top 77%, 543 students, 47% FRL); Lathrop High School (math 32% / reading 42%, grade F, #24 of 61 statewide, top 42%, 886 students, 36% FRL) — zoned schools average 51% FRL vs 27% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.6%/yr); 64 active listings in the ZIP; solid renter incomes; 1 units permitted in Fairbanks North Star Borough in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 35 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 29y 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 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $153,453 (4.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.96% ✗
• Cap rate: 7.81%
• Cash-on-cash: 5.41%
• DSCR: 1.24
• GRM: 8.7

CMA / ARV

• ARV (median comp): $331,579
• List price: $159,900
• Delta: -51.78%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.62% rent growth · sell at horizon

5-year hold

• IRR: -9.4%
• Equity multiple: 0.66×
• Total profit: $-15,202
• Equity at exit: $23,842

10-year hold

• IRR: -1.8%
• Equity multiple: 0.88×
• Total profit: $-5,226
• Equity at exit: $13,825

Cash invested: $44,772 (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 99701

• Home prices YoY: -19.4%
• Rents YoY: 1.6%
• Active inventory: 64
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,535 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$105 /mo · $1,265/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $202

Break-even live

Break-even rent $1,279

Max offer price $159,900

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $159,900 Active 35 DOM
2. 2026-06-18
   days on market $159,900 Active 34 DOM
3. 2026-06-17
   days on market $159,900 Active 33 DOM
4. 2026-06-16
   days on market $159,900 Active 32 DOM
5. 2026-06-15
   days on market $159,900 Active 31 DOM
6. 2026-06-14
   days on market $159,900 Active 29 DOM
7. 2026-06-13
   days on market $159,900 Active 28 DOM
8. 2026-06-10
   days on market $159,900 Active 26 DOM
9. 2026-06-09
   days on market $159,900 Active 25 DOM
10. 2026-06-08
    days on market $159,900 Active 24 DOM
11. 2026-06-05
    days on market $159,900 Active 20 DOM
12. 2026-06-03
    days on market $159,900 Active 19 DOM
13. 2026-06-02
    days on market $159,900 Active 18 DOM
14. 2026-06-01
    days on market $159,900 Active 17 DOM
15. 2026-05-31
    days on market $159,900 Active 16 DOM
16. 2026-05-30
    days on market $159,900 Active 15 DOM
17. 2026-05-15
    listed $159,900 Active 430-char remark
18. 2015-01-02
    soldstatus 471-char remark

    Show marketing remark (471 chars)

    3 buildings in a row, center one is a duplex and the other 2 are both single family units. All have kitchens and baths although not functioning. Each unit has a basement, and a couple of the units have newer forced air furnaces. Various roof finishes, various siding. Foundation is mostly wood crib with some concrete block. This is a bank-owned property and all offers must be cash and show proof of funds. Electric is not on, bring a flashlight, key works on all units.

19. 2014-06-03
    listed $44,900 471-char remark

    Show marketing remark (471 chars)

    3 buildings in a row, center one is a duplex and the other 2 are both single family units. All have kitchens and baths although not functioning. Each unit has a basement, and a couple of the units have newer forced air furnaces. Various roof finishes, various siding. Foundation is mostly wood crib with some concrete block. This is a bank-owned property and all offers must be cash and show proof of funds. Electric is not on, bring a flashlight, key works on all units.

20. 2014-05-29
    listed $44,900
21. 1997-08-22
    listed $73,900

ⓘ 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: $1,265 · $105/mo
• Projected year-2 tax: $1,584 · $132/mo
• Expected delta: +$319/yr (+$27/mo · 25.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 21% chance over 30 yrs
• 🫁 Air quality 1/10 Low

Taxation est. · year 1

• Rental income: $18,414
• − Mortgage interest: −$8,957
• − Property taxes: −$1,265
• − Insurance: −$800
• − Repairs & maintenance: −$1,473
• − Management: −$1,473
• − Depreciation: −$4,652
• Taxable loss: −$205
• Est. tax savings @ 24.0%: +$49
• After-tax cash flow: $2,470/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
• County: Fairbanks North Star Borough · 69,381 people
• City population: 47,612
• Metro: Fairbanks, AK
• Population (ZIP): 18,061
• Household income: $75,668
• Rent vs Own: 54.6% rent · 45.4% own
• Severe rent burden: 652.0

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 59% Two or more races 14% Native American 12% Hispanic / Latino 7% Asian 6% Black 5%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Italian 4% Slovak 3% Portuguese 3%
• Foreign-born: 7% · South Korea, Canada, China
• Languages at home: 86% English-only · Spanish 4% Korean 2% Tagalog/Filipino 2%

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: ▼ -37.70%
• Current HPI: 156.1921
• Rent YoY: ▲ 1.62%
• Metro: Fairbanks, AK
• State GDP YoY: —
• F500 in state: 0

Price history

+116.4% since first listed

5 events — show timeline

• 2026-05-15 Listed $159,900 GFBR
• 2015-01-02 Sold (MLS) — GFBR
• 2014-06-03 Listed $44,900 GFBR
• 2014-05-29 Listed $44,900 AKMLS
• 1997-08-22 Listed $73,900 AKMLS

Property tax history

-2.2%/yr

Latest (2025): $1,265 · -10.3% YoY. Source: county tax records.