820 6th Ave · Fairbanks, AK 99701

$285,000

3 bd · 2.0 ba · 1,530 sqft · MultiFamily public records · 12 Days on market

Built 1950 4,999 sqft lot Est $355k · 20% under

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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 +27.2/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• 1% rule +6.8/10.0
• Schools +3.6/10.0
• Rent growth +2.9/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

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

This cute duplex is centrally located to everything you could need! The upstairs unit consists of two bedrooms and one bathroom. There is a large living room with good sunlight coming in from the windows. The kitchen and dining area will give you more than enough room to get things done. There is also a washer and dryer in unit! This unit is vacant and ready for you to move in. The downstairs unit consists of a one bedroom with one full bathroom. The utility room and system 2000 boiler is in a storage room downstairs, as well as a washer and dryer for this unit! Upstairs has fresh paint throughout, downstairs has had some updates as well and is currently rented for $1300 on a month to month lease.

Key facts

• Utility room
• Centrally located
• Large living room

Tags

• CENTRALLY LOCATED
• LARGE LIVING ROOM
• KITCHEN AND DINING AREA
• WASHER AND DRYER IN UNIT
• UTILITY ROOM
• SYSTEM 2000 BOILER

Property features AI

Exterior

• Utilities: Public water
• Home design: Single family residence; 2 stories; Residential property in a Two-Family Residential District
• Construction: Aluminum siding
• Exterior features: Metal roof

Interior

• Kitchen: Oven; Range; Refrigerator; Dishwasher
• Bathrooms: 2 full bathrooms
• Heating & cooling: Oil heating; Baseboard heating
• Interior features: Finished full basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $285k.

Deal economics

• At list price, monthly cash flow is $820 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $285k).
• Cap rate 9.7% vs local median 4.9% in Fairbanks — 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 57/100 on livability (#95 in AK) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: crime F, amenities F, commute F.
• Fairbanks North Star Borough School District (urban): math 33% / reading 45% proficiency, ranked #10 of 21 in AK (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Anne Wien Elementary (math 17% / reading 32%, grade F, #122 of 156 statewide, top 81%, 380 students, 45% FRL); Ryan Middle School (math 25% / reading 33%, grade F, #28 of 36 statewide, top 77%, 543 students, 47% FRL); Lathrop High School (math 32% / reading 42%, grade F, #24 of 61 statewide, top 42%, 886 students, 36% FRL) — zoned schools average 43% FRL vs 27% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.6%/yr); 65 active listings in the ZIP; solid renter incomes; 1 units permitted in Fairbanks North Star Borough in 2024 (0 in 5+ unit buildings).
• At $3,377/mo this rent would consume 54% of the median local household income ($76k/yr) (locally 652% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Fairbanks North Star County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 15y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $285,000

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.18% ✓
• Cap rate: 9.75%
• Cash-on-cash: 12.33%
• DSCR: 1.55
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $354,960
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1421 Mary Ann St	0.53mi	4/2.0 (+1)	1,596 (+4%)	8mo	$370,000	$232	56
219 Fourth Ave	0.51mi	4/3.0 (+1)	1,454 (-5%)	16mo	$300,000	$206	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 1.62% rent growth · sell at horizon

5-year hold

• IRR: 0.5%
• Equity multiple: 1.02×
• Total profit: $1,405
• Equity at exit: $42,494

10-year hold

• IRR: 8.7%
• Equity multiple: 1.63×
• Total profit: $49,928
• Equity at exit: $24,642

Cash invested: $79,800 (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 99701

• Home prices YoY: -19.4%
• Rents YoY: 1.6%
• Active inventory: 65
• Price-to-rent: 13.1×

Monthly cashflow live

• Estimated rent: $3,377 medium
• Mortgage (P&I): −$1,495
• Tax from tax record: −$234 /mo · $2,812/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$709
• Net cashflow: $820

Break-even live

Break-even rent $2,339

Max offer price $285,000

Occupancy floor 71%

Sensitivity live

Price	-10% $981	-5% $901	+0% $820	+5% $739	+10% $659
Rent	-10% $553	-5% $687	+0% $820	+5% $954	+10% $1,087
Rate	-1.0pp $964	-0.5pp $893	base $820	+0.5pp $746	+1.0pp $671

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

Units	Beds	Baths	Est. rent
1× unit	2	1	$1,811
1× unit	1	1	$1,565
Total (2 units)			$3,377

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-01
   days on market $285,000 Active 12 DOM
2. 2026-05-31
   days on market $285,000 Active 11 DOM
3. 2026-05-30
   days on market $285,000 Active 10 DOM
4. 2026-05-20
   listed $285,000 Active 706-char remark

   Show marketing remark (706 chars)

   This cute duplex is centrally located to everything you could need! The upstairs unit consists of two bedrooms and one bathroom. There is a large living room with good sunlight coming in from the windows. The kitchen and dining area will give you more than enough room to get things done. There is also a washer and dryer in unit! This unit is vacant and ready for you to move in. The downstairs unit consists of a one bedroom with one full bathroom. The utility room and system 2000 boiler is in a storage room downstairs, as well as a washer and dryer for this unit! Upstairs has fresh paint throughout, downstairs has had some updates as well and is currently rented for $1300 on a month to month lease.

5. 2026-05-20
   listed $285,000 Active

   Show marketing remark (706 chars)

   This cute duplex is centrally located to everything you could need! The upstairs unit consists of two bedrooms and one bathroom. There is a large living room with good sunlight coming in from the windows. The kitchen and dining area will give you more than enough room to get things done. There is also a washer and dryer in unit! This unit is vacant and ready for you to move in. The downstairs unit consists of a one bedroom with one full bathroom. The utility room and system 2000 boiler is in a storage room downstairs, as well as a washer and dryer for this unit! Upstairs has fresh paint throughout, downstairs has had some updates as well and is currently rented for $1300 on a month to month lease.

6. 2023-08-11
   soldstatus
7. 2020-10-29
   soldstatus 582-char remark

   Show marketing remark (582 chars)

   This charming duplex is situated downtown, for easy access to shopping, restaurants and many other Fairbanks treasures. Upstairs has two bedrooms and one bath with a sun filled living room. The entrance to the lower unit is in the back of the property, and is one bedroom, one bath with some great storage space. Currently rents for $850 per month. The lot is smaller, but has some amazing flowers and garden spaces. See the property virtual tour at: https://my. matterport.com/show/ ?m=KBHXYD2zy8u & mls=1 Lower Unit: https://my. matterport.com/show/ ?m=1mYzoi5C4Vn & mls=1

8. 2020-10-28
   soldstatus
9. 2020-07-12
   listed $178,900 582-char remark

   Show marketing remark (582 chars)

   This charming duplex is situated downtown, for easy access to shopping, restaurants and many other Fairbanks treasures. Upstairs has two bedrooms and one bath with a sun filled living room. The entrance to the lower unit is in the back of the property, and is one bedroom, one bath with some great storage space. Currently rents for $850 per month. The lot is smaller, but has some amazing flowers and garden spaces. See the property virtual tour at: https://my. matterport.com/show/ ?m=KBHXYD2zy8u & mls=1 Lower Unit: https://my. matterport.com/show/ ?m=1mYzoi5C4Vn & mls=1

10. 2014-06-03
    soldstatus
11. 2014-06-02
    soldstatus
12. 2014-04-25
    listed $158,000
13. 2011-09-26
    soldstatus
14. 2011-08-02
    listed $95,000

ⓘ 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: $2,812 · $234/mo
• Projected year-2 tax: $3,102 · $258/mo
• Expected delta: +$290/yr (+$24/mo · 10.3%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 22% chance over 30 yrs
• 🫁 Air quality 1/10 Low

Taxation est. · year 1

• Rental income: $40,524
• − Mortgage interest: −$15,964
• − Property taxes: −$2,812
• − Insurance: −$1,425
• − Repairs & maintenance: −$3,242
• − Management: −$3,242
• − Depreciation: −$8,291
• Taxable income: $5,548
• Est. tax owed @ 24.0%: −$1,331
• After-tax cash flow: $8,511/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: Fairbanks North Star Borough School District
• NCES district ID: 0200600
• Math proficiency: 33% ▼ -6.00%
• Reading proficiency: 45% ▲ 3.00%
• Median HH income: $69,697
• Composite: 35.5/100
• National rank: #4915
• State rank: #10 of 21 in AK

Livability — Fairbanks

• Score: 57/100
• State rank: #95
• US rank: #21394

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fairbanks, AK
• County: Fairbanks North Star Borough · 69,381 people
• City population: 47,612
• Metro: Fairbanks, AK
• Population (ZIP): 18,061
• Household income: $75,668
• Rent vs Own: 54.6% rent · 45.4% own
• Severe rent burden: 652.0

Population outlook (Fairbanks North Star County) Hauer SSP2

• Today (2025): 101,607 people
• By 2030: 102,796 · +1.2%
• By 2040: 104,748 · +3.1%
• By 2050: 107,598 · +5.9%
• By 2075: 118,829 · +16.9%
• By 2100: 127,151 · +25.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 59% Two or more races 14% Native American 12% Hispanic / Latino 7% Asian 6% Black 5%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Italian 4% Slovak 3% Portuguese 3%
• Foreign-born: 7% · South Korea, Canada, China
• Languages at home: 86% English-only · Spanish 4% Korean 2% Tagalog/Filipino 2%

Political lean MEDSL · Fairbanks North Star

• 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: ▼ -37.70%
• Current HPI: 156.1921
• Rent YoY: ▲ 1.62%
• Metro: Fairbanks, AK
• State GDP YoY: —
• F500 in state: 0

Price history

+200.0% since first listed

11 events — show timeline

• 2026-05-20 Listed $285,000 GFBR
• 2026-05-20 Listed $285,000 GFBR
• 2023-08-11 Sold (Public Records) — Public Records
• 2020-10-29 Sold (MLS) — GFBR
• 2020-10-28 Sold (Public Records) — Public Records
• 2020-07-12 Listed $178,900 GFBR
• 2014-06-03 Sold (Public Records) — Public Records
• 2014-06-02 Sold (MLS) — GFBR
• 2014-04-25 Listed $158,000 GFBR
• 2011-09-26 Sold (Public Records) — Public Records
• 2011-08-02 Listed $95,000 AKMLS

Property tax history

+3.1%/yr

Latest (2025): $2,812 · +12.3% YoY. Source: county tax records.