73679 Silver King Lp · Anchor Point, AK 99556

$80,000

2 bd · 1.0 ba · 288 sqft · Manufactured public records · 5 Days on market

Built 2001 3,484 sqft lot

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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 +29.2/30.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Appreciation +6.2/10.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Love fishing? This property puts you right in the middle of it all! Conveniently located near the Anchor River, Anchor Point Beach Launch, and just minutes from Homer, it's the perfect home base for anglers and outdoor enthusiasts alike. After a day on the water, bring your catch home and relax in the spacious RV setup featuring a large addition with plenty of room to unwind. The addition includes a generously sized kitchen ready to host the ultimate fish fry. Need room for gear, hobbies, or projects? You'll appreciate the ample storage space, plus two sheds and a greenhouse for extra functionality and outdoor living. The fish are biting. .. don't let this one get away!

Key facts

• Large addition
• 3,484 sq ft lot
• Built 2001

Tags

• LARGE ADDITION
• GENEROUSLY SIZED KITCHEN

Property features AI

Exterior

• Parking: No garage; No carport
• Utilities: Holding tank sewer
• Home design: Residential property; Not attached; Mobile home construction; Wood frame; Built in 2001
• Construction: Metal roof; Other foundation
• Exterior features: Covenant/restriction; Storage

Interior

• Kitchen: Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Wood stove
• Interior features: Refrigerator; Electric heating; Wood stove

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $279 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Cap rate 10.5% vs local median 2.3% in Anchor Point — 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 67/100 on livability (#23 in AK) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living B; Watch: employment D+, amenities F, commute F.
• Kenai Peninsula Borough School District (rural): math 35% / reading 48% proficiency, ranked #8 of 21 in AK (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Chapman School (math 32% / reading 52%, grade F, #70 of 156 statewide, top 46%, 160 students, 48% FRL); Homer Middle School (math 47% / reading 62%, grade B-, #1 of 36 statewide, top 3%, 178 students, 33% FRL); Homer Flex School (math 24% / reading 75%, grade D+, #10 of 61 statewide, top 15%, 36 students, 58% FRL) — zoned schools average 46% FRL vs 31% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 131 active listings in the ZIP; 152 units permitted in Kenai Peninsula Borough in 2024 (20 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($553 loan paydown + $2k appreciation (2.5% local appreciation)).
• Kenai Peninsula County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.5% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $35k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $80,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.32% ✓
• Cap rate: 10.48%
• Cash-on-cash: 14.97%
• DSCR: 1.67
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.47% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.4%
• Equity multiple: 2.13×
• Total profit: $25,213
• Equity at exit: $33,595

10-year hold

• IRR: 22.0%
• Equity multiple: 4.02×
• Total profit: $67,693
• Equity at exit: $49,998

Cash invested: $22,400 (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 99556

• Home prices YoY: 1.5%
• Active inventory: 131
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,053 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $279

Break-even live

Break-even rent $700

Max offer price $80,000

Occupancy floor 68%

Sensitivity live

Price	-10% $335	-5% $307	+0% $279	+5% $252	+10% $224
Rent	-10% $196	-5% $238	+0% $279	+5% $321	+10% $363
Rate	-1.0pp $320	-0.5pp $300	base $279	+0.5pp $259	+1.0pp $238

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $80,000 Active 5 DOM
2. 2026-06-18
   days on market $80,000 Active 4 DOM
3. 2026-06-17
   days on market $80,000 Active 3 DOM
4. 2026-06-16
   days on market $80,000 Active 2 DOM
5. 2026-06-15
   pricedays on marketlisting id $80,000 Active 1 DOM
6. 2026-06-14
   days on market $115,000 Active 25 DOM
7. 2026-06-12
   days on market $115,000 Active 24 DOM
8. 2026-06-09
   days on market $115,000 Active 21 DOM
9. 2026-06-08
   days on market $115,000 Active 20 DOM
10. 2026-06-07
    days on market $115,000 Active 19 DOM
11. 2026-06-07
    days on market $115,000 Active 18 DOM
12. 2026-06-04
    days on market $115,000 Active 15 DOM
13. 2026-06-02
    days on market $115,000 Active 14 DOM
14. 2026-06-01
    days on market $115,000 Active 13 DOM
15. 2026-05-31
    days on market $115,000 Active 12 DOM
16. 2026-05-31
    days on market $115,000 Active 11 DOM
17. 2026-05-19
    listed $115,000 Active
18. 2018-05-18
    listed $39,995

ⓘ 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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🫁 Air quality 1/10 Low

Taxation est. · year 1

• Rental income: $12,642
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$1,011
• − Management: −$1,011
• − Depreciation: −$2,327
• Taxable income: $2,210
• Est. tax owed @ 24.0%: −$531
• After-tax cash flow: $2,822/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: Kenai Peninsula Borough School District
• NCES district ID: 0200390
• Math proficiency: 35% ▼ -6.00%
• Reading proficiency: 48% ▲ 1.00%
• Median HH income: $60,704
• Composite: 36.71/100
• National rank: #4594
• State rank: #8 of 21 in AK

Livability — Anchor Point

• Score: 67/100
• State rank: #23
• US rank: #10486

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Anchor Point, AK
• Population (ZIP): 2,858

Population outlook (Kenai Peninsula County) Hauer SSP2

• Today (2025): 63,736 people
• By 2030: 66,260 · +4.0%
• By 2040: 70,449 · +10.5%
• By 2050: 74,414 · +16.8%
• By 2075: 87,508 · +37.3%
• By 2100: 95,360 · +49.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 7% Hispanic / Latino 4% Native American 3%
• Common ancestry: Portuguese 6% Lithuanian 3% Slovak 3%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 1% Tagalog/Filipino 1% German/W. Germanic 0%

Political lean MEDSL · Kenai Peninsula

• 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: ▲ 2.47%
• Current HPI: 169.1953
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+187.5% since first listed

2 events — show timeline

• 2026-05-19 Listed $115,000 AKMLS
• 2018-05-18 Listed $39,995 AKMLS

Property tax history

-9.5%/yr

Latest (2025): $51 · -47.6% YoY. Source: county tax records.