1344 Giannas Ct · Badger, AK 99705

$69,900

1 bd · None ba · 800 sqft · SingleFamily public records · 141 Days on market

Built 2013 Poor condition 0.92 ac lot $87/sqft · 66% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.8/5.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 800 square foot dry cabin sits on nearly an acre, offering a straightforward setup for someone looking for land with an existing structure in place. The cabin is currently tenant occupied, providing immediate rental income. With easy access to the highway and a convenient location, it could serve as a holding property, rental, or project for someone willing to put in some work. A practical option for buyers looking for space, income potential, and a property they can shape over time.

Key facts

• Tenant occupied
• Income potential
• Existing structure

Tags

• EXISTING STRUCTURE
• TENANT OCCUPIED
• IMMEDIATE RENTAL INCOME
• EASY ACCESS TO HIGHWAY
• CONVENIENT LOCATION
• INCOME POTENTIAL

What this means for you Summary

Snapshot

• This is a 1-bed/?-bath single-family listed at $70k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $800 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.0% vs local median 4.8% 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); 400 active listings in the ZIP; solid renter incomes; 1 units permitted in Fairbanks North Star Borough in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 141 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.

Recommended offer $61,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 141 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 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 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: 2.30% ✓
• Cap rate: 20.03%
• Cash-on-cash: 49.06%
• DSCR: 3.18
• GRM: 3.6

CMA / ARV

• ARV (median comp): $203,907
• List price: $69,900
• Delta: -65.72%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
892 Sirlin Dr	0.51mi	2/1.0 (+1)	871 (+9%)	22mo	$260,000	$299	38
1159 Toni Ct	0.58mi	2/1.0 (+1)	884 (+10%)	34mo	$170,000	$192	30
851 Runamuck St	0.85mi	1/1.0	600 (-25%)	33mo	$30,000	$50	20
1422 Daniel St	1.27mi	2/1.0 (+1)	900 (+12%)	24mo	$29,600	$33	19
860 Runamuck Ave	0.87mi	2/1.0 (+1)	908 (+14%)	28mo	$57,000	$63	18
1429 Daniel St	1.22mi	2/2.0 (+1)	960 (+20%)	25mo	$205,000	$214	15

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: 49.0%
• Equity multiple: 3.20×
• Total profit: $43,090
• Equity at exit: $10,422

10-year hold

• IRR: 55.4%
• Equity multiple: 7.03×
• Total profit: $117,930
• Equity at exit: $6,044

Cash invested: $19,572 (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 →

Active competition Active MLS

• For sale now: 1 active
• Median asking: $89,900 ($115/sqft)
• Median days on market: 43 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +121.1% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 99705

• Home prices YoY: -21.2%
• Rents YoY: 5.1%
• Active inventory: 400
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,609 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$75 /mo · $902/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $800

Break-even live

Break-even rent $596

Max offer price $69,900

Occupancy floor 45%

Sensitivity live

Price	-10% $840	-5% $820	+0% $800	+5% $780	+10% $761
Rent	-10% $673	-5% $737	+0% $800	+5% $864	+10% $927
Rate	-1.0pp $835	-0.5pp $818	base $800	+0.5pp $782	+1.0pp $764

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: $17,475
• Closing costs: $2,097
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-08-08
   days on market $69,900 Active 141 DOM
2. 2026-08-07
   days on market $69,900 Active 140 DOM
3. 2026-08-06
   days on market $69,900 Active 139 DOM
4. 2026-08-05
   days on market $69,900 Active 138 DOM
5. 2026-08-04
   days on market $69,900 Active 137 DOM
6. 2026-08-03
   days on market $69,900 Active 136 DOM
7. 2026-07-31
   days on market $69,900 Active 133 DOM
8. 2026-07-30
   days on market $69,900 Active 132 DOM
9. 2026-07-29
   days on market $69,900 Active 131 DOM
10. 2026-07-27
    days on market $69,900 Active 129 DOM
11. 2026-07-25
    days on market $69,900 Active 127 DOM
12. 2026-07-23
    days on market $69,900 Active 125 DOM
13. 2026-07-22
    days on market $69,900 Active 124 DOM
14. 2026-07-21
    days on market $69,900 Active 123 DOM
15. 2026-07-18
    days on market $69,900 Active 120 DOM
16. 2026-07-16
    days on market $69,900 Active 118 DOM
17. 2026-07-16
    days on market $69,900 Active 117 DOM
18. 2026-07-14
    days on market $69,900 Active 116 DOM
19. 2026-07-13
    days on market $69,900 Active 115 DOM
20. 2026-07-12
    days on market $69,900 Active 114 DOM
21. 2026-07-11
    days on market $69,900 Active 113 DOM
22. 2026-07-10
    days on market $69,900 Active 112 DOM
23. 2026-07-09
    days on market $69,900 Active 111 DOM
24. 2026-07-08
    days on market $69,900 Active 110 DOM
25. 2026-07-07
    days on market $69,900 Active 109 DOM
26. 2026-07-06
    days on market $69,900 Active 108 DOM
27. 2026-07-05
    days on market $69,900 Active 107 DOM
28. 2026-07-04
    days on market $69,900 Active 106 DOM
29. 2026-07-03
    days on market $69,900 Active 105 DOM
30. 2026-07-02
    days on market $69,900 Active 104 DOM
31. 2026-07-01
    days on market $69,900 Active 103 DOM
32. 2026-06-30
    days on market $69,900 Active 102 DOM
33. 2026-06-29
    days on market $69,900 Active 101 DOM
34. 2026-06-28
    days on market $69,900 Active 100 DOM
35. 2026-06-28
    days on market $69,900 Active 99 DOM
36. 2026-06-27
    days on market $69,900 Active 98 DOM
37. 2026-06-26
    days on market $69,900 Active 97 DOM
38. 2026-06-22
    days on market $69,900 Active 94 DOM
39. 2026-06-21
    days on market $69,900 Active 93 DOM
40. 2026-06-19
    days on market $69,900 Active 91 DOM
41. 2026-06-18
    days on market $69,900 Active 90 DOM
42. 2026-06-17
    days on market $69,900 Active 89 DOM
43. 2026-06-16
    days on market $69,900 Active 88 DOM
44. 2026-06-15
    days on market $69,900 Active 87 DOM
45. 2026-06-14
    days on market $69,900 Active 85 DOM
46. 2026-06-13
    days on market $69,900 Active 84 DOM
47. 2026-06-10
    days on market $69,900 Active 82 DOM
48. 2026-06-09
    days on market $69,900 Active 81 DOM
49. 2026-06-08
    days on market $69,900 Active 80 DOM
50. 2026-06-05
    days on market $69,900 Active 76 DOM

ⓘ 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: $902 · $75/mo
• Projected year-2 tax: $902 · $75/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 (unshaded) · 21% chance over 30 yrs
• 🫁 Air quality 1/10 Low

Taxation est. · year 1

• Rental income: $19,307
• − Mortgage interest: −$3,915
• − Property taxes: −$902
• − Insurance: −$350
• − Repairs & maintenance: −$1,545
• − Management: −$1,545
• − Depreciation: −$2,033
• Taxable income: $9,017
• Est. tax owed @ 24.0%: −$2,164
• After-tax cash flow: $7,438/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 · 7 photos

Poor 20/100 Extensive rehab Est. rehab $40,000–$72,000 screening

This 800 sq ft cabin requires extensive repairs and updates to become move-in ready. Immediate focus should be on the roof and exterior to ensure safety and improve curb appeal.

Components & finishes AI

Roof metal

Deferred maintenance Est. $60,000–$180,000 screening

• Major Roof (roof) — Visible rust and corrosion on metal roof
• Major Windows (windows) — Visible damage and lack of insulation
• Major Electrical (electrical) — Exposed wiring and poor insulation
• Major Plumbing (plumbing) — Exposed pipes and lack of insulation
• Major Exterior (exterior) — Exposed insulation and poor condition
• Major Other — General poor condition and lack of maintenance

Repairs flagged

• Major roof — Significant damage and snow accumulation
• Major exterior siding — Exposed plywood and snow damage
• Major interior walls — Visible wear and disorganization
• Major flooring — Worn carpet and furniture
• Major systems — Exposed insulation and electrical wiring

Value-add opportunities

• Both Roof repair and replacement — Critical to safety and appearance ↑
• Both Exterior siding repair and replacement — Improves appearance and insulation ↑
• Both Interior organization and cleaning — Enhances appeal and functionality ↑
• Both Flooring replacement — Improves comfort and appearance ↑
• Both System upgrades — Ensures functionality and safety ↑

ⓘ Rehab cost is a screening estimate — Extensive scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 30/100

Zoned Schools

Elementary Ticasuk Brown Elementary F AK #128/156 Nat'l #32,000/41,679 Middle North Pole Middle School F AK #21/36 Nat'l #7,460/14,009 High North Pole High School F AK #33/61 Nat'l #10,416/17,239

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

C Composite livability gradescore 63/100

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 · 101,607 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: 5% of renters

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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%

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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%

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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

1 event — show timeline

• 2026-03-20 Listed $69,900 GFBR

Property tax history

+14.9%/yr

Latest (2025): $902 · +4.4% YoY. Source: county tax records.