5255 Remington Rd

Deltana, AK 99737

$119,900B

3 bd · 3.0 ba · 3,216 sqft · Built 1982 · SingleFamily · Active · 58 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,754/mo
• Mortgage (P&I): −$629
• Tax + insurance: −$200
• HOA: −$0
• Vac / Maint / Mgmt: −$368
• Net cashflow: $557/mo
• Annual: $6,686/yr
• Cap rate: 11.87%
• Cash-on-cash: 19.92%
• DSCR: 1.89
• 1% rule: 1.46%
• Cash to close: $33,572

Investor read

• This is a 3-bed/3.0-bath single-family listed at $120k. Condition is rated poor.
• 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).
• It's been on market 58 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• In year one you build about $2k of equity ($829 loan paydown + $701 appreciation (0.6% local appreciation)).
• 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.
• 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.
• 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.

Questions for listing agent

• 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?
• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.
• 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.

Repairs flagged (vision-AI assessment)

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