5805 S Saquonee St · Big Lake, AK 99652

$215,000

1 bd · 1.0 ba · 576 sqft · SingleFamily · 3 Days on market

Built 2007 Good condition 0.94 ac lot Est $173k · 24% over

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Why this score? — see what drove the F 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 +9.1/30.0
• Appreciation +5.0/10.0
• Schools +4.1/10.0
• Condition / age +3.8/5.0
• Livability +2.9/5.0
• 1% rule +2.8/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

Adorable partially furnished chalet! Perfect starter home on nearly an acre or potential turn key rental or AirBnB! Open main floor complete with kitchen, living room, quaint bathroom and french doors leading to a large back deck. The loft bedroom has newer carpet and a queen size bed and dresser. Nice long driveway offers road privacy and lots of parking. Comes with a generator, TV's, furniture and everything you need to move in and stay right away.

Key facts

• 0.94 acre lot
• Garage
• Built 2007

Property features AI

Finance

• Other: Lot approximately 0.94 acre

Exterior

• Parking: No garage; One covered carport space
• Utilities: Septic tank sewer
• Home design: Residential property; Detached; Built in 2007
• Construction: Wood frame construction
• Exterior features: Shingle roof

Interior

• Bedrooms: One bedroom
• Bathrooms: One full bathroom
• Interior features: One total room count not specified in detail

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $215k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-165 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $191k (11.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (22.2% below list).
• Recommended offer: $167k (22.2% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 3.3% in Big Lake — 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 58/100 on livability (#99 in AK) — a working-class tenant base; expect higher turnover. Strengths: housing A+, crime B; Watch: health & safety C-, employment D, schools D-.
• Matanuska-Susitna Borough School District (town): math 42% / reading 50% proficiency, ranked #5 of 21 in AK (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 118 active listings in the ZIP; 91 units permitted in Matanuska-Susitna Borough in 2024 (25 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $6k appreciation (3.0% local appreciation)).
• Matanuska-Susitna County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 17y 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 $167,193 (22.2% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.78% ✗
• Cap rate: 5.37%
• Cash-on-cash: -3.29%
• DSCR: 0.85
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $173,376
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5932 S Saquonee St	0.12mi	1/1.0	648 (+12%)	10mo	$195,000	$301	65

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.5%
• Equity multiple: 1.26×
• Total profit: $15,417
• Equity at exit: $96,673

10-year hold

• IRR: 7.6%
• Equity multiple: 2.16×
• Total profit: $69,677
• Equity at exit: $148,985

Cash invested: $60,200 (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 99652

• Active inventory: 118
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,672 medium
• Mortgage (P&I): −$1,127
• Tax est. 1.5%: −$269 /mo · $3,225/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $-165

Break-even live

Break-even rent $1,881

Max offer price $191,125

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-22
   listed $215,000 Active
2. 2010-06-07
   listed $57,000
3. 2009-08-11
   listed $59,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $20,063
• − Mortgage interest: −$12,043
• − Property taxes: −$3,225
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,605
• − Management: −$1,605
• − Depreciation: −$6,255
• Taxable loss: −$5,745
• Est. tax savings @ 24.0%: +$1,379
• After-tax cash flow: $-601/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

Good 75/100 Cosmetic rehab

This single-family home is in good condition with a good condition score of 75. It is move-in ready with a cosmetic rehab level and minor maintenance needs. The highest-ROI updates to increase its value are painting the exterior and replacing window seals.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Replace window seals — Improves energy efficiency and reduces heating/cooling costs

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Replace window seals — Improves energy efficiency and reduces heating/cooling costs ↑

ⓘ 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: Matanuska-Susitna Borough School District
• NCES district ID: 0200510
• Math proficiency: 42% ▲ 1.00%
• Reading proficiency: 50% ▲ 5.00%
• Median HH income: $70,325
• Composite: 41.38/100
• National rank: #3484
• State rank: #5 of 21 in AK

Livability — Big Lake

• Score: 58/100
• State rank: #99
• US rank: #20971

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Big Lake, AK
• City population: 4,066
• Population (ZIP): 4,066

Population outlook (Matanuska-Susitna County) Hauer SSP2

• Today (2025): 126,730 people
• By 2030: 139,641 · +10.2%
• By 2040: 165,122 · +30.3%
• By 2050: 189,697 · +49.7%
• By 2075: 249,959 · +97.2%
• By 2100: 288,077 · +127.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Two or more races 8% Hispanic / Latino 6% Native American 3%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Serbian 3% Portuguese 3% Lithuanian 3%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Matanuska-Susitna

• 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

+258.9% since first listed

3 events — show timeline

• 2026-05-22 Listed $215,000 AKMLS
• 2010-06-07 Listed $57,000 AKMLS
• 2009-08-11 Listed $59,900 AKMLS