872 Ridge Loop Rd · Badger, AK 99705

$389,900

6 bd · 2.0 ba · 2,544 sqft · MultiFamily public records · 20 Days on market

Built 1975 0.73 ac lot $153/sqft · 17% below area Est $479k · 19% 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 +26.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.2/10.0
• 1% rule +6.8/10.0
• Rent growth +3.8/5.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• 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: 2 units. confirmed

Listing remarks

Well-located duplex on Lakloey Hill, just minutes from Ft. Wainwright’s back gate. This property offers a strong opportunity for an owner-occupant, investor, or buyer looking to build equity in a desirable rental location. Live in one unit and rent the other, or add it to your long-term investment portfolio. Each side features 3 bedrooms, 1 full bathroom, a 1-car garage, and separate washer/dryer hookups, giving both units a practical and functional layout. The south-facing yard provides excellent natural light and usable outdoor space, and the property is connected to Valley Water, so there is no water hauling required. One unit is currently owner-occupied, and the other is available

Key facts

• South-facing yard
• 0.73 acre lot
• 2 garage spots

Tags

• SOUTH-FACING YARD
• SEPARATE WASHER DRYER HOOKUPS
• CONNECTED TO VALLEY WATER
• DESIRABLE RENTAL LOCATION

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $390k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $537/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $390k).
• Recommended offer: $384k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 4.9% in Badger — 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 63/100 on livability (#49 in AK) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: cost of living C-, schools D, crime 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.
• Market conditions: Rents rising fast (+5.1%/yr); 248 active listings in the ZIP; solid renter incomes; 1 units permitted in Fairbanks North Star Borough in 2024 (0 in 5+ unit buildings).
• At $4,617/mo this rent would consume 57% of the median local household income ($97k/yr) (locally 237% 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 $3k of loan paydown is wiped out by about $12k 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.
• At projected returns (-3.0% appreciation + 5.1% rent growth), your $109k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($384k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y ago; this cycle's ask is 8% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $384,051 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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.
8. 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.
9. 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: 9.60%
• Cash-on-cash: 11.80%
• DSCR: 1.52
• GRM: 7.0

CMA / ARV

• ARV (median comp): $479,486
• List price: $389,900
• Delta: -18.68%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
872 Ridge Loop Rd	0.00mi	6/2.0	2,600 (+2%)	22mo	$309,900	$119	78

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 · 5.08% rent growth · sell at horizon

5-year hold

• IRR: 3.5%
• Equity multiple: 1.14×
• Total profit: $15,038
• Equity at exit: $58,135

10-year hold

• IRR: 14.8%
• Equity multiple: 2.31×
• Total profit: $143,334
• Equity at exit: $33,711

Cash invested: $109,172 (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 99705

• Home prices YoY: -21.2%
• Rents YoY: 5.1%
• Active inventory: 248
• Price-to-rent: 14.1×

Monthly cashflow live

• Estimated rent: $4,617 medium
• Mortgage (P&I): −$2,045
• Tax from tax record: −$367 /mo · $4,404/yr
• Insurance: −$162
• HOA: −$0
• Vacancy / Maint / Mgmt: −$970
• Net cashflow: $1,073

Break-even live

Break-even rent $3,258

Max offer price $389,900

Occupancy floor 72%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$4,618
Total (2 units)			$4,617

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: $97,475
• Closing costs: $11,697
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-05
   days on market $389,900 Active 20 DOM
2. 2026-06-03
   days on market $389,900 Active 19 DOM
3. 2026-06-02
   days on market $389,900 Active 18 DOM
4. 2026-06-01
   days on market $389,900 Active 17 DOM
5. 2026-05-31
   days on market $389,900 Active 16 DOM
6. 2026-05-30
   days on market $389,900 Active 15 DOM
7. 2026-05-15
   listed $389,900 Active 1042-char remark
8. 2026-03-18
   status Active
9. 2026-03-12
   price $349,900
10. 2026-03-12
    price $349,900
11. 2026-01-30
    listed $359,900 Active
12. 2026-01-30
    listed $359,900 Active
13. 2024-08-09
    soldstatus
14. 2024-06-19
    listed $309,900
15. 2022-01-31
    soldstatus
16. 2022-01-27
    soldstatus
17. 2021-10-06
    status Pending
18. 2021-08-13
    listed $300,000 Active
19. 2021-08-13
    listed $300,000
20. 2009-12-16
    soldstatus

ⓘ 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: $4,404 · $367/mo
• Projected year-2 tax: $4,522 · $377/mo
• Expected delta: +$118/yr (+$10/mo · 2.7%)

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

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: $55,404
• − Mortgage interest: −$21,840
• − Property taxes: −$4,404
• − Insurance: −$1,950
• − Repairs & maintenance: −$4,432
• − Management: −$4,432
• − Depreciation: −$11,343
• Taxable income: $7,003
• Est. tax owed @ 24.0%: −$1,681
• After-tax cash flow: $11,199/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 — Badger

• Score: 63/100
• State rank: #49
• US rank: #15681

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Badger, AK
• County: Fairbanks North Star Borough · 69,381 people
• City population: 22,281
• Metro: Fairbanks, AK
• Population (ZIP): 21,769
• Household income: $96,964
• Rent vs Own: 23.1% rent · 76.9% own
• Severe rent burden: 237.0

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: Predominantly White (75%)
• Race & ethnicity: White 75% Two or more races 12% Hispanic / Latino 7% Native American 4% Black 1% Asian 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Italian 4% Portuguese 3% Scottish 3%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 93% English-only · French/Haitian/Cajun 1% Spanish 1% Tagalog/Filipino 1%

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: ▼ -42.32%
• Current HPI: 157.102
• Rent YoY: ▲ 5.08%
• Metro: Fairbanks, AK
• State GDP YoY: —
• F500 in state: 0

Price history

+16.6% since first listed

13 events — show timeline

• 2026-03-18 Relisted — GFBR
• 2026-03-12 Price Changed $349,900 GFBR
• 2026-03-12 Price Changed $349,900 AKMLS
• 2026-01-30 Listed $359,900 AKMLS
• 2026-01-30 Listed $359,900 GFBR
• 2024-08-09 Sold (MLS) — AKMLS
• 2024-06-19 Listed $309,900 AKMLS
• 2022-01-31 Sold (MLS) — GFBR
• 2022-01-27 Sold (Public Records) — Public Records
• 2021-10-06 Pending — AKMLS
• 2021-08-13 Listed $300,000 GFBR
• 2021-08-13 Listed $300,000 AKMLS
• 2009-12-16 Sold (Public Records) — Public Records

Property tax history

+2.7%/yr

Latest (2025): $4,404 · +2.7% YoY. Source: county tax records.