545/555 Clark St · Valdez, AK 99686

$387,500

24 bd · 18.0 ba · 2,000 sqft · MultiFamily

Built 1980

---

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
• Appreciation +6.1/10.0
• Schools +4.4/10.0
• Livability +4.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 6 units. estimate disagrees with records

Listing remarks

For Stats Only

Key facts

• 4 parking spots
• Built 1980

What this means for you Summary

Snapshot

• This is a 6 × 4-bed/?-bath units multifamily listed at $388k.

Deal economics

• At list price, monthly cash flow is $3k ($36k/yr) — positive. Per door: $498/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $388k).

Location & tenants

• Location reads 82/100 on livability (#4 in AK, #1,173 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: amenities C-, commute F.
• Valdez City School District (rural): math 38% / reading 58% proficiency, ranked #3 of 21 in AK (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: George H. Gilson Middle School (math 42% / reading 62%, grade C+, #3 of 36 statewide, top 9%, 144 students, 46% FRL); Valdez High School (math 34% / reading 44%, grade F, #22 of 61 statewide, top 35%, 157 students, 31% FRL).
• Market conditions: 9 active listings in the ZIP; 21 units permitted in Chugach Census Area in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($3k loan paydown + $9k appreciation (2.3% local appreciation)).
• At projected returns (2.3% appreciation + 3.0% rent growth), your $108k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $387,500

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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.85% ✓
• Cap rate: 15.54%
• Cash-on-cash: 33.02%
• DSCR: 2.47
• GRM: 4.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.29% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.6%
• Equity multiple: 3.05×
• Total profit: $222,527
• Equity at exit: $158,902

10-year hold

• IRR: 38.4%
• Equity multiple: 6.02×
• Total profit: $544,356
• Equity at exit: $233,573

Cash invested: $108,500 (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 99686

• Home prices YoY: 2.1%
• Active inventory: 9
• Price-to-rent: 27.0×

Monthly cashflow live

• Estimated rent: $7,169 medium
• Mortgage (P&I): −$2,032
• Tax est. 1.5%: −$484 /mo · $5,812/yr
• Insurance: −$161
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,505
• Net cashflow: $2,986

Break-even live

Break-even rent $3,390

Max offer price $387,500

Occupancy floor 53%

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

Units	Beds	Baths	Est. rent
▸ 6× units	4	—	$7,170
Total (6 units)			$7,169

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: $96,875
• Closing costs: $11,625
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-02-26
   listed $387,500
2. 2026-02-26
   historical

ⓘ 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: $86,028
• − Mortgage interest: −$21,706
• − Property taxes: −$5,812
• − Insurance: −$1,938
• − Repairs & maintenance: −$6,882
• − Management: −$6,882
• − Depreciation: −$11,273
• Taxable income: $31,535
• Est. tax owed @ 24.0%: −$7,568
• After-tax cash flow: $28,259/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: Valdez City School District
• NCES district ID: 0200780
• Math proficiency: 38% ▼ -7.00%
• Reading proficiency: 58% ▲ 6.00%
• Median HH income: $78,406
• Composite: 43.77/100
• National rank: #2939
• State rank: #3 of 21 in AK

Livability — Valdez

• Score: 82/100
• State rank: #4
• US rank: #1173

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Valdez, AK
• City population: 3,935
• Population (ZIP): 3,935

Population outlook (Chugach County) Hauer SSP2

• By 2040: 5,973

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Two or more races 10% Hispanic / Latino 7% Native American 4% Black 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 8% Serbian 3% Italian 3%
• Foreign-born: 2% · Canada
• Languages at home: 91% English-only · Spanish 4% Russian/Polish/Slavic 3%

Not yet ingested

• Political lean: —
• Civics: —

Market trends

• HPI YoY: ▲ 2.29%
• Current HPI: 109.4572
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2026-02-26 Delisted — AKMLS
• 2026-02-26 Listed $387,500 AKMLS