9950 Stephen Richards Memorial Dr #117 · Juneau, AK 99801

$169,900

3 bd · 2.0 ba · 684 sqft · Manufactured public records · 218 Days on market

Built 1974 1,743 sqft lot $248/sqft · 20% below area ↓ 10% since listing

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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
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Livability +4.2/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* This is a great home with unique floor plan that features 4 private secluded bedrooms, 3 individual bathrooms. The large spacious living room flows right into the kitchen/dining area, plus there is a small family or bonus room. Other special features include artic entry, laminate flooring, tile flooring, and more. A lot of the appliances are new including the kitchen range, range hood, washer and dryer. The furnace, chimney and oil tank were installed in 2023. And the water heater is approximately 4 years old. The yard is fenced with beautiful small private deck great for barbecuing & enjoying life. There are four exits counting the garage. The garage is tall enough to park a small dump truck and or boat inside and offers incredible shop/storage space.

Key facts

• Unique floor plan
• Fenced yard
• Kitchen dining area

Tags

• UNIQUE FLOOR PLAN
• PRIVATE SECLUDED BEDROOMS
• INDIVIDUAL BATHROOMS
• SPACIOUS LIVING ROOM
• KITCHEN DINING AREA
• FENCED YARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $534 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.5% vs local median 2.6% in Juneau — 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 84/100 on livability (#3 in AK, #703 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+; Watch: crime F, cost of living F.
• Juneau Borough School District (town): math 32% / reading 44% proficiency, ranked #9 of 21 in AK (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 179 active listings in the ZIP; solid renter incomes; 114 units permitted in Juneau City and Borough in 2024 (82 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Juneau County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 218 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 218 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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.
9. 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.
10. 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: 1.20% ✓
• Cap rate: 10.46%
• Cash-on-cash: 14.87%
• DSCR: 1.66
• GRM: 7.0

CMA / ARV

• ARV (median comp): $437,234
• List price: $169,900
• Delta: -61.14%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 3.5%
• Equity multiple: 1.14×
• Total profit: $6,442
• Equity at exit: $25,333

10-year hold

• IRR: 13.0%
• Equity multiple: 2.04×
• Total profit: $49,266
• Equity at exit: $14,690

Cash invested: $47,572 (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 99801

• Active inventory: 179
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,033 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$55 /mo · $660/yr
• Insurance: −$71
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $534

Break-even live

Break-even rent $1,357

Max offer price $169,900

Occupancy floor 69%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $169,900 Active 218 DOM
2. 2026-06-18
   days on market $169,900 Active 217 DOM
3. 2026-06-17
   days on market $169,900 Active 216 DOM
4. 2026-06-16
   days on market $169,900 Active 215 DOM
5. 2026-06-15
   days on market $169,900 Active 214 DOM
6. 2026-06-14
   days on market $169,900 Active 212 DOM
7. 2026-06-12
   days on market $169,900 Active 211 DOM
8. 2026-06-09
   days on market $169,900 Active 208 DOM
9. 2026-06-08
   days on market $169,900 Active 207 DOM
10. 2026-06-07
    days on market $169,900 Active 206 DOM
11. 2026-06-03
    days on market $169,900 Active 202 DOM
12. 2026-06-02
    days on market $169,900 Active 201 DOM
13. 2026-06-01
    days on market $169,900 Active 200 DOM
14. 2026-05-31
    days on market $169,900 Active 199 DOM
15. 2026-05-30
    days on market $169,900 Active 198 DOM
16. 2026-04-29
    price $169,900 772-char remark

    Show marketing remark (772 chars)

    * This is a great home with unique floor plan that features 4 private secluded bedrooms, 3 individual bathrooms. The large spacious living room flows right into the kitchen/dining area, plus there is a small family or bonus room. Other special features include artic entry, laminate flooring, tile flooring, and more. A lot of the appliances are new including the kitchen range, range hood, washer and dryer. The furnace, chimney and oil tank were installed in 2023. And the water heater is approximately 4 years old. The yard is fenced with beautiful small private deck great for barbecuing & enjoying life. There are four exits counting the garage. The garage is tall enough to park a small dump truck and or boat inside and offers incredible shop/storage space.

17. 2026-04-18
    price $175,000 772-char remark

    Show marketing remark (772 chars)

    * This is a great home with unique floor plan that features 4 private secluded bedrooms, 3 individual bathrooms. The large spacious living room flows right into the kitchen/dining area, plus there is a small family or bonus room. Other special features include artic entry, laminate flooring, tile flooring, and more. A lot of the appliances are new including the kitchen range, range hood, washer and dryer. The furnace, chimney and oil tank were installed in 2023. And the water heater is approximately 4 years old. The yard is fenced with beautiful small private deck great for barbecuing & enjoying life. There are four exits counting the garage. The garage is tall enough to park a small dump truck and or boat inside and offers incredible shop/storage space.

18. 2026-03-20
    price $179,950 766-char remark

    Show marketing remark (772 chars)

    * This is a great home with unique floor plan that features 4 private secluded bedrooms, 3 individual bathrooms. The large spacious living room flows right into the kitchen/dining area, plus there is a small family or bonus room. Other special features include artic entry, laminate flooring, tile flooring, and more. A lot of the appliances are new including the kitchen range, range hood, washer and dryer. The furnace, chimney and oil tank were installed in 2023. And the water heater is approximately 4 years old. The yard is fenced with beautiful small private deck great for barbecuing & enjoying life. There are four exits counting the garage. The garage is tall enough to park a small dump truck and or boat inside and offers incredible shop/storage space.

19. 2026-03-20
    price $179,950 772-char remark

    Show marketing remark (772 chars)

    * This is a great home with unique floor plan that features 4 private secluded bedrooms, 3 individual bathrooms. The large spacious living room flows right into the kitchen/dining area, plus there is a small family or bonus room. Other special features include artic entry, laminate flooring, tile flooring, and more. A lot of the appliances are new including the kitchen range, range hood, washer and dryer. The furnace, chimney and oil tank were installed in 2023. And the water heater is approximately 4 years old. The yard is fenced with beautiful small private deck great for barbecuing & enjoying life. There are four exits counting the garage. The garage is tall enough to park a small dump truck and or boat inside and offers incredible shop/storage space.

20. 2026-02-11
    price $185,000 766-char remark

    Show marketing remark (766 chars)

    This is a great home with unique floor plan that features 4 private secluded bedrooms, 3 individual bathrooms. The large spacious living room flows right into the kitchen/dining area, plus there is a small family or bonus room. Other special features include artic entry, laminate flooring, tile flooring, and more. A lot of the appliances are new including the kitchen range, range hood, washer and dryer. The furnace, chimney and oil tank were installed in 2023. And the water heater is approximately 4 years old. The yard is fenced with beautiful small private deck great for barbecuing & enjoying life. There are four exits counting the garage. The garage is tall enough to park a small dump truck and or boat inside and offers incredible shop/storage space.

21. 2026-02-10
    price $185,000 772-char remark

    Show marketing remark (772 chars)

    * This is a great home with unique floor plan that features 4 private secluded bedrooms, 3 individual bathrooms. The large spacious living room flows right into the kitchen/dining area, plus there is a small family or bonus room. Other special features include artic entry, laminate flooring, tile flooring, and more. A lot of the appliances are new including the kitchen range, range hood, washer and dryer. The furnace, chimney and oil tank were installed in 2023. And the water heater is approximately 4 years old. The yard is fenced with beautiful small private deck great for barbecuing & enjoying life. There are four exits counting the garage. The garage is tall enough to park a small dump truck and or boat inside and offers incredible shop/storage space.

22. 2025-11-13
    listed $189,500 Active 766-char remark

    Show marketing remark (766 chars)

    This is a great home with unique floor plan that features 4 private secluded bedrooms, 3 individual bathrooms. The large spacious living room flows right into the kitchen/dining area, plus there is a small family or bonus room. Other special features include artic entry, laminate flooring, tile flooring, and more. A lot of the appliances are new including the kitchen range, range hood, washer and dryer. The furnace, chimney and oil tank were installed in 2023. And the water heater is approximately 4 years old. The yard is fenced with beautiful small private deck great for barbecuing & enjoying life. There are four exits counting the garage. The garage is tall enough to park a small dump truck and or boat inside and offers incredible shop/storage space.

23. 2025-10-14
    listed $189,500 Active 772-char remark

    Show marketing remark (772 chars)

    * This is a great home with unique floor plan that features 4 private secluded bedrooms, 3 individual bathrooms. The large spacious living room flows right into the kitchen/dining area, plus there is a small family or bonus room. Other special features include artic entry, laminate flooring, tile flooring, and more. A lot of the appliances are new including the kitchen range, range hood, washer and dryer. The furnace, chimney and oil tank were installed in 2023. And the water heater is approximately 4 years old. The yard is fenced with beautiful small private deck great for barbecuing & enjoying life. There are four exits counting the garage. The garage is tall enough to park a small dump truck and or boat inside and offers incredible shop/storage space.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AK · Partial reset (capped growth)

• Current annual tax: $660 · $55/mo
• Projected year-2 tax: $1,341 · $112/mo
• Expected delta: +$681/yr (+$57/mo · 103.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🫁 Air quality 1/10 Low

Taxation est. · year 1

• Rental income: $24,399
• − Mortgage interest: −$9,517
• − Property taxes: −$660
• − Insurance: −$1,516
• − Repairs & maintenance: −$1,952
• − Management: −$1,952
• − Depreciation: −$4,943
• Taxable income: $3,859
• Est. tax owed @ 24.0%: −$926
• After-tax cash flow: $5,481/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: Juneau Borough School District
• NCES district ID: 0200210
• Math proficiency: 32% ▼ -8.00%
• Reading proficiency: 44% ▼ -2.00%
• Median HH income: $81,032
• Composite: 35.76/100
• National rank: #4845
• State rank: #9 of 21 in AK

Livability — Juneau

• Score: 84/100
• State rank: #3
• US rank: #703

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Juneau, AK
• County: Juneau Borough · 29,588 people
• City population: 29,588
• Metro: Juneau, AK
• Population (ZIP): 29,588
• Household income: $102,217
• Rent vs Own: 35.1% rent · 64.9% own
• Severe rent burden: 660.0

Population outlook (Juneau County) Hauer SSP2

• Today (2025): 36,707 people
• By 2030: 38,658 · +5.3%
• By 2040: 42,270 · +15.2%
• By 2050: 46,086 · +25.6%
• By 2075: 58,476 · +59.3%
• By 2100: 69,228 · +88.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 62% Two or more races 17% Native American 8% Asian 7% Hispanic / Latino 7% Pacific Islander 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Portuguese 5% Slovak 3% Italian 3%
• Foreign-born: 8% · Canada, China
• Languages at home: 89% English-only · Tagalog/Filipino 3% Spanish 3% Other Asian/Pacific 1%

Political lean MEDSL · Juneau

• 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: ▼ -211.89%
• Current HPI: 170.9025
• Rent YoY: —
• Metro: Juneau, AK
• State GDP YoY: —
• F500 in state: 0

Price history

-10.3% since first listed

8 events — show timeline

• 2026-04-29 Price Changed $169,900 SEABR
• 2026-04-18 Price Changed $175,000 SEABR
• 2026-03-20 Price Changed $179,950 AKMLS
• 2026-03-20 Price Changed $179,950 SEABR
• 2026-02-11 Price Changed $185,000 AKMLS
• 2026-02-10 Price Changed $185,000 SEABR
• 2025-11-13 Listed $189,500 AKMLS
• 2025-10-14 Listed $189,500 SEABR

Property tax history

+6.1%/yr

Latest (2025): $660 · +0.3% YoY. Source: county tax records.