5255 Remington Rd · Deltana, AK 99737

$119,900

3 bd · 3.0 ba · 3,216 sqft · SingleFamily · 58 Days on market

Built 1982 Poor condition 10 ac lot

---

Why this score? — see what drove the B 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• ARV discount +7.5/15.0
• Appreciation +5.3/10.0
• Schools +4.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks

Unlock the potential of this 10-acre property, nestled in a peaceful, spacious setting. The existing structure is ready for a complete renovation, giving you a blank slate to bring your vision to life. Detached garage is great for storage or workshop space. With ample room for expansion, gardening, or recreation, this property is ideal for those seeking privacy, space, and endless possibilities!

Key facts

• 10 acre property
• Recreation
• Complete renovation

Tags

• 10 ACRE PROPERTY
• COMPLETE RENOVATION
• DETACHED GARAGE
• AMPLE ROOM FOR EXPANSION
• GARDENING
• RECREATION

Property features AI

Exterior

• Parking: Detached or attached garage with space for 2 cars; No carport
• Utilities: Septic tank sewer
• Home design: Residential property; Not attached to other properties; Built in 1982; Slab foundation
• Construction: Wood frame construction; Concrete and metal roofing
• Exterior features: Paved road access

Interior

• Bedrooms: Three bedrooms
• Bathrooms: Three full bathrooms
• Interior features: Three full bathrooms

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $120k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $557 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.9% vs local median 2.4% in Deltana — 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 64/100 on livability (#35 in AK) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A, crime B; Watch: amenities F, commute F, health & safety F.
• Delta-Greely School District (rural): math 50% / reading 53% proficiency, ranked #2 of 21 in AK (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Delta Junction Junior High School (math 37% / reading 47%, grade D-, #13 of 36 statewide, top 37%, 166 students, 31% FRL); Delta Junction Senior High School (math 64% / reading 64%, grade B-, #3 of 61 statewide, top 5%, 165 students, 23% FRL) — zoned schools at 27% FRL track the district average.
• Market conditions: 76 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($829 loan paydown + $701 appreciation (0.6% local appreciation)).
• Southeast Fairbanks County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.6% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.

Recommended offer $116,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.46% ✓
• Cap rate: 11.87%
• Cash-on-cash: 19.92%
• DSCR: 1.89
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $418,080
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1680 W Thomas Loop Rd	0.69mi	4/2.5 (+1)	3,000 (-7%)	4mo	$389,000	$130	47

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.58% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.1%
• Equity multiple: 2.05×
• Total profit: $35,339
• Equity at exit: $38,361

10-year hold

• IRR: 24.6%
• Equity multiple: 3.86×
• Total profit: $96,167
• Equity at exit: $49,046

Cash invested: $33,572 (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 99737

• Home prices YoY: 0.4%
• Active inventory: 76
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,754 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,798/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $557

Break-even live

Break-even rent $1,049

Max offer price $119,900

Occupancy floor 63%

Sensitivity live

Price	-10% $640	-5% $599	+0% $557	+5% $516	+10% $474
Rent	-10% $419	-5% $488	+0% $557	+5% $626	+10% $696
Rate	-1.0pp $618	-0.5pp $588	base $557	+0.5pp $526	+1.0pp $494

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $119,900 Active 58 DOM
2. 2026-06-19
   days on market $119,900 Active 56 DOM
3. 2026-06-18
   days on market $119,900 Active 55 DOM
4. 2026-06-17
   days on market $119,900 Active 54 DOM
5. 2026-06-16
   days on market $119,900 Active 53 DOM
6. 2026-06-15
   days on market $119,900 Active 52 DOM
7. 2026-06-14
   days on market $119,900 Active 50 DOM
8. 2026-06-12
   days on market $119,900 Active 49 DOM
9. 2026-06-09
   days on market $119,900 Active 46 DOM
10. 2026-06-08
    days on market $119,900 Active 45 DOM
11. 2026-06-07
    days on market $119,900 Active 44 DOM
12. 2026-06-07
    days on market $119,900 Active 43 DOM
13. 2026-06-04
    days on market $119,900 Active 40 DOM
14. 2026-06-02
    days on market $119,900 Active 39 DOM
15. 2026-06-01
    days on market $119,900 Active 38 DOM
16. 2026-05-31
    days on market $119,900 Active 37 DOM
17. 2026-05-31
    days on market $119,900 Active 36 DOM
18. 2026-04-24
    listed $130,000 Active

ⓘ 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: $21,050
• − Mortgage interest: −$6,716
• − Property taxes: −$1,798
• − Insurance: −$600
• − Repairs & maintenance: −$1,684
• − Management: −$1,684
• − Depreciation: −$3,488
• Taxable income: $5,080
• Est. tax owed @ 24.0%: −$1,219
• After-tax cash flow: $5,467/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 · 11 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and updates to bring it up to a livable condition. Significant investment is needed for the roof, siding, flooring, and painting to increase its resale and rental value.

Repairs flagged

• Major roof — Significant damage visible
• Major siding — Worn and damaged
• Major paint — Peeling and chipped
• Major flooring — Damaged and uneven

Value-add opportunities

• Resale Roof repair — A new roof would significantly improve the home's appearance and value
• Resale Siding repair and painting — Aesthetic improvements would enhance curb appeal
• Resale Flooring replacement — New flooring would improve the home's condition and value
• Resale Interior painting — Fresh paint would make the interior look more inviting and modern

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant damage visible	Major	$15,000–50,000
siding · Worn and damaged	Major	$15,000–50,000
paint · Peeling and chipped	Major	$15,000–50,000
flooring · Damaged and uneven	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Resale Roof repair — A new roof would significantly improve the home's appearance and value ↑
• Resale Siding repair and painting — Aesthetic improvements would enhance curb appeal ↑
• Resale Flooring replacement — New flooring would improve the home's condition and value ↑
• Resale Interior painting — Fresh paint would make the interior look more inviting and modern ↑

ⓘ 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: Delta-Greely School District
• NCES district ID: 0200100
• Math proficiency: 50% ▼ -5.00%
• Reading proficiency: 53% ▲ 2.00%
• Median HH income: $73,312
• Composite: 46.25/100
• National rank: #2483
• State rank: #2 of 21 in AK

Livability — Deltana

• Score: 64/100
• State rank: #35
• US rank: #14321

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Deltana, AK
• Population (ZIP): 4,659

Population outlook (Southeast Fairbanks County) Hauer SSP2

• Today (2025): 6,279 people
• By 2030: 6,022 · -4.1%
• By 2040: 5,658 · -9.9%
• By 2050: 5,521 · -12.1%
• By 2075: 5,938 · -5.4%
• By 2100: 6,752 · +7.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 8% Hispanic / Latino 7% Native American 2% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4%
• Common ancestry: Scotch-Irish 7% Subsaharan African 6% Romanian 4%
• Foreign-born: 10% · Canada, China
• Languages at home: 83% English-only · Russian/Polish/Slavic 12% Spanish 3% Tagalog/Filipino 1%

Political lean MEDSL · Southeast Fairbanks

• 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: ▲ 0.58%
• Current HPI: 134.8903
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-04-24 Listed $130,000 AKMLS