L3B9 Hanus Rd · Tok, AK 99780

$79,000

2 bd · None ba · 528 sqft · SingleFamily · 644 Days on market

Built 2023 Fair condition 5.00 ac lot ↓ 11% since listing

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Why this score? — see what drove the C+ 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 +24.7/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Appreciation +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.3/10.0

Listing remarks MLS

2 Cabins on 5 Acres - Ideal for AirBnB or Expansion! Explore this 5-acre property featuring two recently built cabins and plenty of potential for future development. With multiple 60' x 100' clearings, it's ready for additional AirBnB cabins or other projects. Cabin 1: Size: 12' x 28' Features two lofts (8' x 12' and 4' x 12') Powered by a 1400-watt solar system with MPPT charge controller, 1050 amp-hour battery bank, and pure sine wave inverter Functions like a traditional home, with a rotary switch for seamless transition between generator and solar power Insulated with spray foam and fiberglass backing, plus spray-foamed flooring for added comfort Equipped with a wood burner and 30,000 BTU propane heater Sturdy 2x6 construction Cabin 2: Size: 12' x 16' Powered by a 600-watt solar system, 1050 amp-hour battery bank, and 30,000 BTU propane heater Fully furnished and operating as a successful AirBnB rental Includes bed, microwave, TV, DVD player, chairs, table, desk, fridge with freezer, blackout curtains, cupboards, camp propane stove, grill, and more Also equipped with a rotary switch for generator and solar power options This property offers a great opportunity for income generation and future development in a peaceful, natural setting!

Key facts

• 5 acre lot
• Built 2023
• Listed 643 days

What this means for you Summary

Snapshot

• This is a 2-bed/?-bath single-family listed at $79k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $164 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($899 rent vs $79k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#47 in AK) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, crime B; Watch: schools F, amenities F, commute F.
• Alaska Gateway School District (rural): math 10% / reading 10% proficiency, ranked #43 of 53 in AK (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 43 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($546 loan paydown + $2k appreciation (3.0% local appreciation)).
• Southeast Fairbanks County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 644 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Recommended offer $69,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 644 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 F-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 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: 1.14% ✓
• Cap rate: 8.79%
• Cash-on-cash: 8.91%
• DSCR: 1.40
• GRM: 7.3

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: 15.8%
• Equity multiple: 1.90×
• Total profit: $19,991
• Equity at exit: $35,522

10-year hold

• IRR: 17.5%
• Equity multiple: 3.56×
• Total profit: $56,538
• Equity at exit: $54,743

Cash invested: $22,120 (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 99780

• Active inventory: 43
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $899 medium
• Mortgage (P&I): −$414
• Tax est. 1.5%: −$99 /mo · $1,185/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $164

Break-even live

Break-even rent $691

Max offer price $79,000

Occupancy floor 77%

Sensitivity live

Price	-10% $219	-5% $192	+0% $164	+5% $137	+10% $110
Rent	-10% $93	-5% $129	+0% $164	+5% $200	+10% $235
Rate	-1.0pp $204	-0.5pp $184	base $164	+0.5pp $144	+1.0pp $123

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $79,000 Active 644 DOM
2. 2026-06-19
   days on market $79,000 Active 642 DOM
3. 2026-06-18
   days on market $79,000 Active 641 DOM
4. 2026-06-17
   days on market $79,000 Active 640 DOM
5. 2026-06-16
   days on market $79,000 Active 639 DOM
6. 2026-06-15
   days on market $79,000 Active 638 DOM
7. 2026-06-14
   days on market $79,000 Active 636 DOM
8. 2026-06-12
   days on market $79,000 Active 635 DOM
9. 2026-06-09
   days on market $79,000 Active 632 DOM
10. 2026-06-08
    days on market $79,000 Active 631 DOM
11. 2026-06-07
    days on market $79,000 Active 630 DOM
12. 2026-06-04
    days on market $79,000 Active 626 DOM
13. 2026-06-02
    days on market $79,000 Active 625 DOM
14. 2026-06-01
    days on market $79,000 Active 624 DOM
15. 2026-05-31
    days on market $79,000 Active 623 DOM
16. 2026-05-31
    days on market $79,000 Active 622 DOM
17. 2026-02-24
    price $79,000 1264-char remark

    Show marketing remark (1264 chars)

    2 Cabins on 5 Acres - Ideal for AirBnB or Expansion! Explore this 5-acre property featuring two recently built cabins and plenty of potential for future development. With multiple 60' x 100' clearings, it's ready for additional AirBnB cabins or other projects. Cabin 1: Size: 12' x 28' Features two lofts (8' x 12' and 4' x 12') Powered by a 1400-watt solar system with MPPT charge controller, 1050 amp-hour battery bank, and pure sine wave inverter Functions like a traditional home, with a rotary switch for seamless transition between generator and solar power Insulated with spray foam and fiberglass backing, plus spray-foamed flooring for added comfort Equipped with a wood burner and 30,000 BTU propane heater Sturdy 2x6 construction Cabin 2: Size: 12' x 16' Powered by a 600-watt solar system, 1050 amp-hour battery bank, and 30,000 BTU propane heater Fully furnished and operating as a successful AirBnB rental Includes bed, microwave, TV, DVD player, chairs, table, desk, fridge with freezer, blackout curtains, cupboards, camp propane stove, grill, and more Also equipped with a rotary switch for generator and solar power options This property offers a great opportunity for income generation and future development in a peaceful, natural setting!

18. 2024-09-13
    listed $89,000 Active 1264-char remark

    Show marketing remark (1264 chars)

    2 Cabins on 5 Acres - Ideal for AirBnB or Expansion! Explore this 5-acre property featuring two recently built cabins and plenty of potential for future development. With multiple 60' x 100' clearings, it's ready for additional AirBnB cabins or other projects. Cabin 1: Size: 12' x 28' Features two lofts (8' x 12' and 4' x 12') Powered by a 1400-watt solar system with MPPT charge controller, 1050 amp-hour battery bank, and pure sine wave inverter Functions like a traditional home, with a rotary switch for seamless transition between generator and solar power Insulated with spray foam and fiberglass backing, plus spray-foamed flooring for added comfort Equipped with a wood burner and 30,000 BTU propane heater Sturdy 2x6 construction Cabin 2: Size: 12' x 16' Powered by a 600-watt solar system, 1050 amp-hour battery bank, and 30,000 BTU propane heater Fully furnished and operating as a successful AirBnB rental Includes bed, microwave, TV, DVD player, chairs, table, desk, fridge with freezer, blackout curtains, cupboards, camp propane stove, grill, and more Also equipped with a rotary switch for generator and solar power options This property offers a great opportunity for income generation and future development in a peaceful, natural setting!

ⓘ 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: $10,788
• − Mortgage interest: −$4,425
• − Property taxes: −$1,185
• − Insurance: −$395
• − Repairs & maintenance: −$863
• − Management: −$863
• − Depreciation: −$2,298
• Taxable income: $758
• Est. tax owed @ 24.0%: −$182
• After-tax cash flow: $1,789/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 Moderate rehab

This cabin requires moderate repairs and maintenance, particularly to the solar panel system. Simple updates like cleaning the solar panel and maintaining the charge controller can significantly improve its value.

Repairs flagged

• Minor Solar panel system — Needs cleaning and maintenance
• Minor Solar charge controller — Needs cleaning and maintenance

Value-add opportunities

• Both Solar panel cleaning — Improves energy efficiency and appearance
• Both Solar charge controller maintenance — Ensures reliable solar power

Renovation cost estimate screening

Repair item	Severity	Est. cost
Solar panel system · Needs cleaning and maintenance	Minor	$500–3,000
Solar charge controller · Needs cleaning and maintenance	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Solar panel cleaning — Improves energy efficiency and appearance ↑
• Both Solar charge controller maintenance — Ensures reliable solar power ↑

ⓘ 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: Alaska Gateway School District
• NCES district ID: 0200050
• Math proficiency: 10% ▬ 0.00%
• Reading proficiency: 10% ▼ -5.00%
• Median HH income: $44,303
• Composite: 12.73/100
• National rank: #14548
• State rank: #43 of 53 in AK

Livability — Tok

• Score: 63/100
• State rank: #47
• US rank: #15385

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tok, AK
• Population (ZIP): 1,790

Population outlook (Southeast Fairbanks County) Hauer SSP2

• Today (2025): 6,279 people
• By 2030: 6,022 · -4.1%
• By 2040: 5,658 · -9.9%
• By 2050: 5,521 · -12.1%
• By 2075: 5,938 · -5.4%
• By 2100: 6,752 · +7.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 60% Native American 25% Two or more races 9% Hispanic / Latino 4% Asian 3%
• Common ancestry: Serbian 7% Lithuanian 4% Slovak 4%
• Foreign-born: 4% · Canada
• Languages at home: 90% English-only · Russian/Polish/Slavic 1% Other Asian/Pacific 1% Tagalog/Filipino 1%

Political lean MEDSL · Southeast Fairbanks

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

Price history

-11.2% since first listed

2 events — show timeline

• 2026-02-24 Price Changed $79,000 AKMLS
• 2024-09-13 Listed $89,000 AKMLS