9 Peterson · Mountain Village, AK 99632

$110,000

4 bd · 1.0 ba · 1,080 sqft · SingleFamily · 74 Days on market

Built 1982 Poor condition 0.27 ac lot ↓ 4% since listing

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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 +22.3/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +5.8/10.0
• Appreciation +5.0/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Schools +0.5/10.0

Listing remarks MLS

Ranch home available. In town, close to all Mountain Village has to offer! 4 beds and 1 bath. Features include both oil and wood heat for those cold winter nights. Don't miss this opportunity! This is a Fannie Mae HomePath property. BTV all info.

Key facts

• Ranch home
• Mountain village
• Oil and wood heat

Tags

• RANCH HOME
• MOUNTAIN VILLAGE
• OIL AND WOOD HEAT

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $110k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $181 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 52/100 on livability (#212 in AK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: health & safety C-, schools F, amenities F.
• Lower Yukon School District (rural): math 0% / reading 3% proficiency, ranked #51 of 53 in AK (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 81% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 1 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($761 loan paydown + $3k appreciation (3.0% local appreciation)).
• Kusilvak County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, 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 74 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.

Recommended offer $103,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% 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 F-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. 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.
7. 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.
8. 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: 1.08% ✓
• Cap rate: 8.27%
• Cash-on-cash: 7.07%
• DSCR: 1.31
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 14.1%
• Equity multiple: 1.81×
• Total profit: $24,822
• Equity at exit: $49,461

10-year hold

• IRR: 15.9%
• Equity multiple: 3.34×
• Total profit: $72,214
• Equity at exit: $76,225

Cash invested: $30,800 (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 99632

• Active inventory: 1
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,192 medium
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $181

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 80%

Sensitivity live

Price	-10% $257	-5% $219	+0% $181	+5% $143	+10% $105
Rent	-10% $87	-5% $134	+0% $181	+5% $228	+10% $276
Rate	-1.0pp $237	-0.5pp $209	base $181	+0.5pp $153	+1.0pp $124

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $110,000 Active 74 DOM
2. 2026-06-18
   days on market $110,000 Active 73 DOM
3. 2026-06-17
   days on market $110,000 Active 72 DOM
4. 2026-06-16
   days on market $110,000 Active 71 DOM
5. 2026-06-15
   days on market $110,000 Active 70 DOM
6. 2026-06-14
   days on market $110,000 Active 68 DOM
7. 2026-06-12
   days on market $110,000 Active 67 DOM
8. 2026-06-09
   days on market $110,000 Active 64 DOM
9. 2026-06-08
   days on market $110,000 Active 63 DOM
10. 2026-06-07
    days on market $110,000 Active 62 DOM
11. 2026-06-05
    days on market $110,000 Active 60 DOM
12. 2026-06-04
    pricedays on market $110,000 Active 58 DOM
13. 2026-06-02
    days on market $112,500 Active 57 DOM
14. 2026-06-01
    days on market $112,500 Active 56 DOM
15. 2026-05-31
    days on market $112,500 Active 55 DOM
16. 2026-05-31
    days on market $112,500 Active 54 DOM
17. 2026-05-03
    price $112,500 246-char remark

    Show marketing remark (246 chars)

    Ranch home available. In town, close to all Mountain Village has to offer! 4 beds and 1 bath. Features include both oil and wood heat for those cold winter nights. Don't miss this opportunity! This is a Fannie Mae HomePath property. BTV all info.

18. 2026-04-06
    listed $117,000 Active 246-char remark

    Show marketing remark (246 chars)

    Ranch home available. In town, close to all Mountain Village has to offer! 4 beds and 1 bath. Features include both oil and wood heat for those cold winter nights. Don't miss this opportunity! This is a Fannie Mae HomePath property. BTV all info.

ⓘ 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: $14,302
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,144
• − Management: −$1,144
• − Depreciation: −$3,200
• Taxable income: $452
• Est. tax owed @ 24.0%: −$109
• After-tax cash flow: $2,068/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 · 11 photos

Poor 20/100 Extensive rehab

This property requires extensive renovations, including a complete kitchen and bathroom renovation, exterior painting, and HVAC system replacement. The home's poor condition and outdated features significantly reduce its value and appeal to potential buyers.

Repairs flagged

• Major Kitchen cabinets — Severe wear and tear, likely requiring replacement.
• Major Bathroom — Outdated and small, needs a full renovation.
• Major Exterior siding — Weathered and stained, needs repainting or replacement.
• Major Flooring — Worn and possibly damaged, needs replacement.
• Major Interior walls — Peeling paint and possible damage, needs repainting or repair.
• Major HVAC system — No visible system, likely outdated and in need of replacement.

Value-add opportunities

• Resale Kitchen renovation — A modern kitchen will attract more buyers and increase the home's value.
• Resale Bathroom renovation — A larger, more modern bathroom will appeal to potential buyers.
• Resale Exterior painting — A fresh coat of paint will improve curb appeal and home value.
• Both HVAC system replacement — A new HVAC system will improve comfort and energy efficiency, benefiting both resale and rental.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Severe wear and tear, likely requiring replacement.	Major	$15,000–50,000
Bathroom · Outdated and small, needs a full renovation.	Major	$15,000–50,000
Exterior siding · Weathered and stained, needs repainting or replacement.	Major	$15,000–50,000
Flooring · Worn and possibly damaged, needs replacement.	Major	$15,000–50,000
Interior walls · Peeling paint and possible damage, needs repainting or repair.	Major	$15,000–50,000
HVAC system · No visible system, likely outdated and in need of replacement.	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Resale Kitchen renovation — A modern kitchen will attract more buyers and increase the home's value. ↑
• Resale Bathroom renovation — A larger, more modern bathroom will appeal to potential buyers. ↑
• Resale Exterior painting — A fresh coat of paint will improve curb appeal and home value. ↑
• Both HVAC system replacement — A new HVAC system will improve comfort and energy efficiency, benefiting both resale and rental. ↑

ⓘ 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: Lower Yukon School District
• NCES district ID: 0200003
• Math proficiency: 0% ▼ -3.00%
• Reading proficiency: 3% ▲ 1.00%
• Median HH income: $37,523
• Composite: 5.38/100
• National rank: #14886
• State rank: #51 of 53 in AK

Livability — Mountain Village

• Score: 52/100
• State rank: #212
• US rank: #25129

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mountain Village, AK
• Population (ZIP): 872

Population outlook (Kusilvak County) Hauer SSP2

• Today (2025): 8,830 people
• By 2030: 9,227 · +4.5%
• By 2040: 10,027 · +13.6%
• By 2050: 10,612 · +20.2%
• By 2075: 11,381 · +28.9%
• By 2100: 10,386 · +17.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 1.00)
• Race & ethnicity: Native American 97% Hispanic / Latino 1% Two or more races 1%
• Languages at home: 78% English-only · Spanish 1% Other Asian/Pacific 1%

Not yet ingested

• Political lean: —
• Civics: —

Market trends

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

Price history

-3.8% since first listed

2 events — show timeline

• 2026-05-03 Price Changed $112,500 AKMLS
• 2026-04-06 Listed $117,000 AKMLS