1535 Teslin Trl · Goldstream, AK 99706

$130,000

2 bd · 0.5 ba · 1,536 sqft · SingleFamily public records · 30 Days on market

Built 2015 7.28 ac lot $85/sqft · at area comps Est $135k · at est.

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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 +22.8/30.0
• ARV discount +9.2/15.0
• DSCR +7.3/10.0
• 1% rule +6.0/10.0
• Appreciation +5.0/10.0
• Schools +3.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Make it your own! Amazing privacy, on a large 7.3 acre lot lot, with 1536 square ft of livable space high in the hills above Fairbanks. Set up as a two bedroom with a good sized room upstairs that would be a great office with a view, playroom or library. House is wired and set up for two bathrooms, but there is no plumbing or septic installed. House has buried power, strong cell service, and a sauna. Furred in construction is great for efficiency. Fully wired along furring strips, so no holes and drafts through your vapor barrier, with additional wires in place to build a utility room off the far side. Nice windows and light. This has so much potential.

Key facts

• Open floor plan
• Expansive kitchen
• Bonus room

Tags

• 7 ACRES OF PRIVATE GROUND
• ESTABLISHED CABIN
• OPEN FLOOR PLAN
• EXPANSIVE KITCHEN
• TWO SEPARATE ENTRANCES
• BONUS ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/0.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $226 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#57 in AK) — a middle-class / working-renter tenant base. Strengths: housing A+, crime B, cost of living B; Watch: schools D+, amenities F, commute 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: 1 active listings in the ZIP; 1 units permitted in Fairbanks North Star Borough in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($899 loan paydown + $4k appreciation (3.0% local appreciation)).
• 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 + 3.0% rent growth), your $36k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.

Recommended offer $128,050 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.10% ✓
• Cap rate: 8.38%
• Cash-on-cash: 7.45%
• DSCR: 1.33
• GRM: 7.6

CMA / ARV

• ARV (median comp): $135,012
• List price: $130,000
• Delta: -3.71%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 14.5%
• Equity multiple: 1.83×
• Total profit: $30,080
• Equity at exit: $58,454

10-year hold

• IRR: 16.3%
• Equity multiple: 3.39×
• Total profit: $86,959
• Equity at exit: $90,084

Cash invested: $36,400 (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 99706

• Active inventory: 1
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,427 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$165 /mo · $1,985/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $226

Break-even live

Break-even rent $1,141

Max offer price $130,000

Occupancy floor 79%

Sensitivity live

Price	-10% $300	-5% $263	+0% $226	+5% $189	+10% $152
Rent	-10% $113	-5% $170	+0% $226	+5% $282	+10% $339
Rate	-1.0pp $292	-0.5pp $259	base $226	+0.5pp $192	+1.0pp $158

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-10
   days on market $130,000 Active 30 DOM
2. 2026-06-09
   days on market $130,000 Active 29 DOM
3. 2026-06-08
   days on market $130,000 Active 28 DOM
4. 2026-06-05
   pricedays on market $130,000 Active 24 DOM
5. 2026-06-03
   days on market $133,000 Active 23 DOM
6. 2026-06-02
   days on market $133,000 Active 22 DOM
7. 2026-06-01
   days on market $133,000 Active 21 DOM
8. 2026-05-31
   days on market $133,000 Active 20 DOM
9. 2026-05-30
   days on market $133,000 Active 19 DOM
10. 2026-05-12
    listed $138,000 Active 1082-char remark
11. 2022-12-12
    soldstatus 662-char remark

    Show marketing remark (662 chars)

    Make it your own! Amazing privacy, on a large 7.3 acre lot lot, with 1536 square ft of livable space high in the hills above Fairbanks. Set up as a two bedroom with a good sized room upstairs that would be a great office with a view, playroom or library. House is wired and set up for two bathrooms, but there is no plumbing or septic installed. House has buried power, strong cell service, and a sauna. Furred in construction is great for efficiency. Fully wired along furring strips, so no holes and drafts through your vapor barrier, with additional wires in place to build a utility room off the far side. Nice windows and light. This has so much potential.

12. 2022-12-05
    soldstatus
13. 2022-11-08
    listed $80,000 662-char remark

    Show marketing remark (662 chars)

    Make it your own! Amazing privacy, on a large 7.3 acre lot lot, with 1536 square ft of livable space high in the hills above Fairbanks. Set up as a two bedroom with a good sized room upstairs that would be a great office with a view, playroom or library. House is wired and set up for two bathrooms, but there is no plumbing or septic installed. House has buried power, strong cell service, and a sauna. Furred in construction is great for efficiency. Fully wired along furring strips, so no holes and drafts through your vapor barrier, with additional wires in place to build a utility room off the far side. Nice windows and light. This has so much potential.

14. 2013-02-12
    soldstatus
15. 2007-05-22
    soldstatus

ⓘ 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: $1,985 · $165/mo
• Projected year-2 tax: $1,985 · $165/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 1/10 Low 0% chance over 30 yrs
• 🫁 Air quality 1/10 Low

Taxation est. · year 1

• Rental income: $17,125
• − Mortgage interest: −$7,282
• − Property taxes: −$1,985
• − Insurance: −$650
• − Repairs & maintenance: −$1,370
• − Management: −$1,370
• − Depreciation: −$3,782
• Taxable income: $686
• Est. tax owed @ 24.0%: −$165
• After-tax cash flow: $2,548/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: 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

Livability — Goldstream

• Score: 62/100
• State rank: #57
• US rank: #16666

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Goldstream, AK
• Population (ZIP): 31

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 1.00)
• Race & ethnicity: Native American 100%

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

Price history

+62.5% since first listed

7 events — show timeline

• 2026-06-03 Price Changed $130,000 GFBR
• 2026-05-27 Price Changed $133,000 GFBR
• 2022-12-12 Sold (MLS) — GFBR
• 2022-12-05 Sold (Public Records) — Public Records
• 2022-11-08 Listed $80,000 GFBR
• 2013-02-12 Sold (Public Records) — Public Records
• 2007-05-22 Sold (Public Records) — Public Records

Property tax history

+13.8%/yr

Latest (2025): $1,985 · +3.8% YoY. Source: county tax records.