31862 Whiskey Gulch St · Anchor Point, AK 99556

$158,000

1 bd · None ba · 706 sqft · Other · 50 Days on market

Built 2021 5.03 ac lot ↓ 1% since listing

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Why this score? — see what drove the D 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 +11.2/30.0
• ARV discount +7.5/15.0
• Appreciation +6.2/10.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0

Listing remarks

Peaceful Anchor Point retreat offering privacy, natural beauty, and flexible living. The light-filled 30- ft Nomad four-season yurt provides comfortable year-round enjoyment, surrounded by open space and abundant wildlife. Just minutes from the iconic Anchor Point's iconic beaches, world-class fishing, and all the amenities of nearby Homer.

Key facts

• World class fishing
• 5.03 acre lot
• Built 2021

Tags

• LIGHT-FILLED LIVING SPACE
• SHORT DRIVE FROM BEACHES
• WORLD CLASS FISHING

Property features AI

Exterior

• Parking: No garage; No carport
• Utilities: No public sewer
• Home design: Residential property; Not attached to another unit; Built in 2021
• Exterior features: Gravel road access; Waterfront property

Interior

• Bedrooms: 1 bedroom
• Interior features: Covenant/Restriction

What this means for you Summary

Snapshot

• This is a 1-bed/?-bath other listed at $158k.

Deal economics

• At list price, monthly cash flow is $-59 ($-713/yr) — negative.
• To cash-flow at today's rent, offer at most $148k (6.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $112k (29.0% below list).
• Recommended offer: $112k (29.0% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 2.3% in Anchor Point — 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 67/100 on livability (#23 in AK) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living B; Watch: employment D+, amenities F, commute F.
• Kenai Peninsula Borough School District (rural): math 35% / reading 48% proficiency, ranked #8 of 21 in AK (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Chapman School (math 32% / reading 52%, grade F, #70 of 156 statewide, top 46%, 160 students, 48% FRL); Homer Flex School (math 24% / reading 75%, grade D+, #10 of 61 statewide, top 15%, 36 students, 58% FRL) — zoned schools average 53% FRL vs 31% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 131 active listings in the ZIP; 152 units permitted in Kenai Peninsula Borough in 2024 (20 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($1k loan paydown + $4k appreciation (2.5% local appreciation)).
• Kenai Peninsula County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.5% appreciation + 3.0% rent growth), your $44k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

Recommended offer $112,132 (29.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.71% ✗
• Cap rate: 5.84%
• Cash-on-cash: -1.61%
• DSCR: 0.93
• GRM: 11.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.47% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.4%
• Equity multiple: 1.24×
• Total profit: $10,766
• Equity at exit: $66,351

10-year hold

• IRR: 7.8%
• Equity multiple: 2.11×
• Total profit: $49,158
• Equity at exit: $98,745

Cash invested: $44,240 (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 99556

• Home prices YoY: 1.5%
• Active inventory: 131
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,121 medium
• Mortgage (P&I): −$829
• Tax from tax record: −$51 /mo · $610/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $-59

Break-even live

Break-even rent $1,197

Max offer price $147,508

Occupancy floor —

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: $39,500
• Closing costs: $4,740
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $158,000 Active 50 DOM
2. 2026-06-18
   days on market $158,000 Active 49 DOM
3. 2026-06-17
   days on market $158,000 Active 48 DOM
4. 2026-06-16
   days on market $158,000 Active 47 DOM
5. 2026-06-15
   days on market $158,000 Active 46 DOM
6. 2026-06-14
   days on market $158,000 Active 44 DOM
7. 2026-06-12
   days on market $158,000 Active 43 DOM
8. 2026-06-09
   days on market $158,000 Active 40 DOM
9. 2026-06-08
   days on market $158,000 Active 39 DOM
10. 2026-06-07
    days on market $158,000 Active 38 DOM
11. 2026-06-07
    days on market $158,000 Active 37 DOM
12. 2026-06-04
    days on market $158,000 Active 34 DOM
13. 2026-06-02
    days on market $158,000 Active 33 DOM
14. 2026-06-01
    days on market $158,000 Active 32 DOM
15. 2026-05-31
    days on market $158,000 Active 31 DOM
16. 2026-05-31
    days on market $158,000 Active 30 DOM
17. 2026-04-30
    listed $158,000 Active 275-char remark
18. 2025-04-04
    price $158,000
19. 2025-03-11
    listed $160,000 Active
20. 2024-07-25
    listed $160,000 Active

ⓘ 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: $610 · $51/mo
• Projected year-2 tax: $1,245 · $104/mo
• Expected delta: +$635/yr (+$53/mo · 104.1%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone D · 0% chance over 30 yrs
• 🫁 Air quality 1/10 Low

Taxation est. · year 1

• Rental income: $13,456
• − Mortgage interest: −$8,850
• − Property taxes: −$610
• − Insurance: −$790
• − Repairs & maintenance: −$1,076
• − Management: −$1,076
• − Depreciation: −$4,596
• Taxable loss: −$3,544
• Est. tax savings @ 24.0%: +$851
• After-tax cash flow: $138/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: Kenai Peninsula Borough School District
• NCES district ID: 0200390
• Math proficiency: 35% ▼ -6.00%
• Reading proficiency: 48% ▲ 1.00%
• Median HH income: $60,704
• Composite: 36.71/100
• National rank: #4594
• State rank: #8 of 21 in AK

Livability — Anchor Point

• Score: 67/100
• State rank: #23
• US rank: #10486

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Anchor Point, AK
• Population (ZIP): 2,858

Population outlook (Kenai Peninsula County) Hauer SSP2

• Today (2025): 63,736 people
• By 2030: 66,260 · +4.0%
• By 2040: 70,449 · +10.5%
• By 2050: 74,414 · +16.8%
• By 2075: 87,508 · +37.3%
• By 2100: 95,360 · +49.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 7% Hispanic / Latino 4% Native American 3%
• Common ancestry: Portuguese 6% Lithuanian 3% Slovak 3%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 1% Tagalog/Filipino 1% German/W. Germanic 0%

Political lean MEDSL · Kenai Peninsula

• 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: ▲ 2.47%
• Current HPI: 169.1953
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-1.2% since first listed

4 events — show timeline

• 2026-04-30 Listed $158,000 AKMLS
• 2025-04-04 Price Changed $158,000 AKMLS
• 2025-03-11 Listed $160,000 AKMLS
• 2024-07-25 Listed $160,000 AKMLS

Property tax history

+5.9%/yr

Latest (2025): $610 · -3.8% YoY. Source: county tax records.