60.5 Tok Cut Off Hwy

Slana, AK 99573

$275,000B

5 bd · 4.5 ba · 2,980 sqft · Built 2017 · MultiFamily · Active · 386 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $3,988/mo
• Mortgage (P&I): −$1,442
• Tax + insurance: −$458
• HOA: −$0
• Vac / Maint / Mgmt: −$837
• Net cashflow: $1,250/mo
• Annual: $15,001/yr
• Cap rate: 11.75%
• Cash-on-cash: 19.48%
• DSCR: 1.87
• 1% rule: 1.45%
• Cash to close: $77,000

Investor read

• This is a 5-bed/4.5-bath multifamily listed at $275k. Condition is rated fair.
• 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).
• It's been on market 386 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $242k (12.0% below list) — sets the bar for market timing.
• In year one you build about $10k of equity ($2k loan paydown + $8k appreciation (3.0% local appreciation)).
• 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.
• 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.

Questions for listing agent

• 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?
• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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 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.

Repairs flagged (vision-AI assessment)

• 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