60.5 Tok Cut Off Hwy · Slana, AK 99573

$275,000

5 bd · 4.5 ba · 2,980 sqft · MultiFamily · 386 Days on market

Built 2017 Fair condition 5.00 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 +9.5/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +3.9/10.0
• Rent growth +2.5/5.0
• Livability +2.3/5.0
• Condition / age +2.2/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Five 265 sq ft tiny homes (1,325 sq ft total) form a charming Airbnb rental village. A stunning 1,444 sq ft community center features shower rooms, skylit entry, a covered deck, and tiled patio with fireplace. Its almost complete. A 256 sq ft heated, insulated water building with a 1,000-gallon tank supports comfortable, year-round use. The 5 tiny buildings are in various stages of completion, and a few others may benefit from repairs or finishing work to reach their full potential.See MLS# 25-6360 for property that includes additional 8.55 Acres containing 3000 SF Log home and multiple buildings. Plus heated water storage building.

Key facts

• Covered deck
• Community center
• Skylit entry

Tags

• AIRBNB RENTAL
• COMMUNITY CENTER
• SHOWER ROOMS
• SKYLIT ENTRY
• COVERED DECK
• TILED PATIO

What this means for you Summary

Snapshot

• This is a 5-bed/4.5-bath multifamily listed at $275k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $275k).
• Recommended offer: $242k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 46/100 on livability (#283 in AK) — a working-class tenant base; expect higher turnover. Strengths: crime A, cost of living B; Watch: schools D-, amenities F, commute F.
• Copper River School District (rural): math 38% / reading 46% proficiency, ranked #19 of 53 in AK (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 32 active listings in the ZIP.

Forward outlook

• In year one you build about $10k of equity ($2k loan paydown + $8k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $77k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 386 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.

Recommended offer $242,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 386 days. Have you received any prior offers? Is the seller open to a 12% 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 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.45% ✓
• Cap rate: 11.75%
• Cash-on-cash: 19.48%
• DSCR: 1.87
• GRM: 5.7

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: 25.8%
• Equity multiple: 2.46×
• Total profit: $112,805
• Equity at exit: $123,652

10-year hold

• IRR: 26.5%
• Equity multiple: 4.77×
• Total profit: $290,120
• Equity at exit: $190,562

Cash invested: $77,000 (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 99573

• Active inventory: 32
• Price-to-rent: 28.7×

Monthly cashflow live

• Estimated rent: $3,988 medium
• Mortgage (P&I): −$1,442
• Tax est. 1.5%: −$344 /mo · $4,125/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$837
• Net cashflow: $1,250

Break-even live

Break-even rent $2,406

Max offer price $275,000

Occupancy floor 64%

5-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 5× units	1	1	$3,990
Total (5 units)			$3,988

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $275,000 Active 386 DOM
2. 2026-06-18
   days on market $275,000 Active 385 DOM
3. 2026-06-17
   days on market $275,000 Active 384 DOM
4. 2026-06-16
   days on market $275,000 Active 383 DOM
5. 2026-06-15
   days on market $275,000 Active 382 DOM
6. 2026-06-14
   days on market $275,000 Active 380 DOM
7. 2026-06-12
   days on market $275,000 Active 379 DOM
8. 2026-06-09
   days on market $275,000 Active 376 DOM
9. 2026-06-08
   days on market $275,000 Active 375 DOM
10. 2026-06-07
    days on market $275,000 Active 374 DOM
11. 2026-06-04
    days on market $275,000 Active 370 DOM
12. 2026-06-02
    days on market $275,000 Active 369 DOM
13. 2026-06-01
    days on market $275,000 Active 368 DOM
14. 2026-05-31
    days on market $275,000 Active 367 DOM
15. 2026-05-31
    days on market $275,000 Active 366 DOM
16. 2025-05-29
    listed $275,000 Active 640-char remark

    Show marketing remark (640 chars)

    Five 265 sq ft tiny homes (1,325 sq ft total) form a charming Airbnb rental village. A stunning 1,444 sq ft community center features shower rooms, skylit entry, a covered deck, and tiled patio with fireplace. Its almost complete. A 256 sq ft heated, insulated water building with a 1,000-gallon tank supports comfortable, year-round use. The 5 tiny buildings are in various stages of completion, and a few others may benefit from repairs or finishing work to reach their full potential.See MLS# 25-6360 for property that includes additional 8.55 Acres containing 3000 SF Log home and multiple buildings. Plus heated water storage building.

ⓘ 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: $47,856
• − Mortgage interest: −$15,404
• − Property taxes: −$4,125
• − Insurance: −$1,375
• − Repairs & maintenance: −$3,828
• − Management: −$3,828
• − Depreciation: −$8,000
• Taxable income: $11,295
• Est. tax owed @ 24.0%: −$2,711
• After-tax cash flow: $12,290/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 · 12 photos

Fair 45/100 Extensive rehab

This property requires extensive repairs and improvements to reach a move-in-ready condition. Significant work is needed on the exterior, roof, flooring, interior, HVAC, and landscaping to increase its value.

Repairs flagged

• Major Exterior siding — Exposed wooden beams and no visible siding
• Major Roof — Exposed beams and no visible roofing
• Major Flooring — Exposed wooden beams and no visible flooring
• Major Interior walls — Exposed wooden beams and no visible walls or paint
• Major HVAC/mechanicals — Exposed wooden beams and no visible HVAC or mechanicals
• Major Landscaping — Overgrown vegetation and no visible landscaping

Value-add opportunities

• Both Insulation and siding — Improves energy efficiency and aesthetics
• Both Roofing — Protects from weather and improves aesthetics
• Both Flooring — Provides a finished look and improves comfort
• Both Interior walls and paint — Creates a finished look and improves comfort
• Both HVAC and mechanicals — Improves comfort and energy efficiency
• Both Landscaping — Enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Exposed wooden beams and no visible siding	Major	$15,000–50,000
Roof · Exposed beams and no visible roofing	Major	$15,000–50,000
Flooring · Exposed wooden beams and no visible flooring	Major	$15,000–50,000
Interior walls · Exposed wooden beams and no visible walls or paint	Major	$15,000–50,000
HVAC/mechanicals · Exposed wooden beams and no visible HVAC or mechanicals	Major	$15,000–50,000
Landscaping · Overgrown vegetation and no visible landscaping	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both Insulation and siding — Improves energy efficiency and aesthetics ↑
• Both Roofing — Protects from weather and improves aesthetics ↑
• Both Flooring — Provides a finished look and improves comfort ↑
• Both Interior walls and paint — Creates a finished look and improves comfort ↑
• Both HVAC and mechanicals — Improves comfort and energy efficiency ↑
• Both Landscaping — Enhances curb appeal and property value ↑

ⓘ 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: Copper River School District
• NCES district ID: 0200070
• Math proficiency: 38% ▲ 1.00%
• Reading proficiency: 46% ▼ -4.00%
• Median HH income: $50,446
• Composite: 38.52/100
• National rank: #8449
• State rank: #19 of 53 in AK

Livability — Slana

• Score: 46/100
• State rank: #283
• US rank: #26446

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Slana, AK
• Population (ZIP): 832

Population outlook (Copper River County) Hauer SSP2

• By 2040: 2,674

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: White 54% Native American 37% Two or more races 9%
• Common ancestry: Lithuanian 11% Portuguese 1% Serbian 1%
• Foreign-born: 2%

Not yet ingested

• Political lean: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2025-05-29 Listed $275,000 AKMLS