304 Haines Ave · Fairbanks, AK 99701

$60,000

1 bd · None ba · 400 sqft · SingleFamily public records · 80 Days on market

Built 2007 Poor condition $150/sqft · 48% below area Est $115k · 48% under ↓ 44% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.8/10.0
• Rent growth +2.9/5.0
• Livability +2.9/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is for the lot only. All structures will be removed and/or can be negotiated for sale with the lot. 20'X20' structure is listed separately for $60k, this structure is wired and plumbed to code, is on blocks and not connected to public utilities.

Key facts

• Built 2007
• Listed 79 days

What this means for you Summary

Snapshot

• This is a 1-bed/?-bath single-family listed at $60k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $592 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $56k (6.0% below list) — sets the bar for market timing.
• Cap rate 18.1% vs local median 4.9% in Fairbanks — 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 57/100 on livability (#95 in AK) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: crime F, 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.
• Zoned schools: Ladd Elementary (math 32% / reading 52%, grade F, #70 of 156 statewide, top 46%, 437 students, 37% FRL); Tanana Middle School (math 23% / reading 44%, grade F, #24 of 36 statewide, top 69%, 545 students, 40% FRL); Lathrop High School (math 32% / reading 42%, grade F, #24 of 61 statewide, top 42%, 886 students, 36% FRL).
• Market conditions: Rents rising (+1.6%/yr); 134 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 $415 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 + 1.6% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago; this cycle's ask is 20% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $56,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 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 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: 2.01% ✓
• Cap rate: 18.14%
• Cash-on-cash: 42.31%
• DSCR: 2.88
• GRM: 4.1

CMA / ARV

• ARV (median comp): $114,504
• List price: $60,000
• Delta: -47.60%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
141 Dunkel St Unit 13B	0.95mi	1/1.0	383 (-4%)	1mo	$65,000	$170	57
606 D St	0.40mi	1/1.0	475 (+19%)	14mo	$110,000	$232	44
141 Dunkel St Unit 3	0.95mi	1/1.0	387 (-3%)	22mo	$99,900	$258	42
141 Dunkel St	0.95mi	1/1.0	387 (-3%)	23mo	$78,500	$203	41
71 Slater Dr Unit 4	0.65mi	1/1.0	492 (+23%)	25mo	$80,000	$163	25

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 · 1.62% rent growth · sell at horizon

5-year hold

• IRR: 37.5%
• Equity multiple: 2.57×
• Total profit: $26,333
• Equity at exit: $8,946

10-year hold

• IRR: 43.4%
• Equity multiple: 4.86×
• Total profit: $64,846
• Equity at exit: $5,188

Cash invested: $16,800 (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 99701

• Home prices YoY: -19.4%
• Rents YoY: 1.6%
• Active inventory: 134
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,208 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$22 /mo · $265/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $592

Break-even live

Break-even rent $458

Max offer price $60,000

Occupancy floor 46%

Sensitivity live

Price	-10% $626	-5% $609	+0% $592	+5% $575	+10% $558
Rent	-10% $497	-5% $545	+0% $592	+5% $640	+10% $688
Rate	-1.0pp $623	-0.5pp $608	base $592	+0.5pp $577	+1.0pp $561

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: $15,000
• Closing costs: $1,800
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Exterior

• Home design: Single-family residence
• Exterior features: Located on Haines Avenue in Fairbanks; property on the north side of the streetDirections: Hamilton Acres to west on Farewell, south on C Street, west on Haines; look for sign

Interior

• Interior features: Residential single-family home

Listing history 50 events

1. 2026-08-08
   days on market $60,000 Active 80 DOM
2. 2026-08-07
   days on market $60,000 Active 79 DOM
3. 2026-08-06
   days on market $60,000 Active 78 DOM
4. 2026-08-05
   days on market $60,000 Active 77 DOM
5. 2026-08-04
   days on market $60,000 Active 76 DOM
6. 2026-08-03
   days on market $60,000 Active 75 DOM
7. 2026-07-31
   days on market $60,000 Active 72 DOM
8. 2026-07-30
   days on market $60,000 Active 71 DOM
9. 2026-07-29
   days on market $60,000 Active 70 DOM
10. 2026-07-27
    days on market $60,000 Active 68 DOM
11. 2026-07-25
    days on market $60,000 Active 66 DOM
12. 2026-07-23
    days on market $60,000 Active 64 DOM
13. 2026-07-22
    days on market $60,000 Active 63 DOM
14. 2026-07-21
    days on market $60,000 Active 62 DOM
15. 2026-07-18
    days on market $60,000 Active 59 DOM
16. 2026-07-16
    days on market $60,000 Active 57 DOM
17. 2026-07-16
    days on market $60,000 Active 56 DOM
18. 2026-07-14
    days on market $60,000 Active 55 DOM
19. 2026-07-13
    days on market $60,000 Active 54 DOM
20. 2026-07-12
    days on market $60,000 Active 53 DOM
21. 2026-07-11
    days on market $60,000 Active 52 DOM
22. 2026-07-10
    days on market $60,000 Active 51 DOM
23. 2026-07-09
    days on market $60,000 Active 50 DOM
24. 2026-07-08
    days on market $60,000 Active 49 DOM
25. 2026-07-07
    days on market $60,000 Active 48 DOM
26. 2026-07-06
    days on market $60,000 Active 47 DOM
27. 2026-07-05
    days on market $60,000 Active 46 DOM
28. 2026-07-04
    days on market $60,000 Active 45 DOM
29. 2026-07-03
    days on market $60,000 Active 44 DOM
30. 2026-07-02
    days on market $60,000 Active 43 DOM
31. 2026-07-01
    days on market $60,000 Active 42 DOM
32. 2026-06-30
    days on market $60,000 Active 41 DOM
33. 2026-06-29
    days on market $60,000 Active 40 DOM
34. 2026-06-28
    days on market $60,000 Active 39 DOM
35. 2026-06-28
    days on market $60,000 Active 38 DOM
36. 2026-06-27
    days on market $60,000 Active 37 DOM
37. 2026-06-26
    days on market $60,000 Active 36 DOM
38. 2026-06-22
    days on market $60,000 Active 33 DOM
39. 2026-06-21
    days on market $60,000 Active 32 DOM
40. 2026-06-19
    days on market $60,000 Active 30 DOM
41. 2026-06-18
    days on market $60,000 Active 29 DOM
42. 2026-06-17
    days on market $60,000 Active 28 DOM
43. 2026-06-16
    days on market $60,000 Active 27 DOM
44. 2026-06-15
    days on market $60,000 Active 26 DOM
45. 2026-06-14
    days on market $60,000 Active 24 DOM
46. 2026-06-13
    days on market $60,000 Active 23 DOM
47. 2026-06-10
    days on market $60,000 Active 21 DOM
48. 2026-06-09
    days on market $60,000 Active 20 DOM
49. 2026-06-08
    days on market $60,000 Active 19 DOM
50. 2026-06-05
    days on market $60,000 Active 15 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: $265 · $22/mo
• Projected year-2 tax: $489 · $41/mo
• Expected delta: +$225/yr (+$19/mo · 84.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X · 75% chance over 30 yrs
• 🫁 Air quality 1/10 Low

Taxation est. · year 1

• Rental income: $14,491
• − Mortgage interest: −$3,361
• − Property taxes: −$265
• − Insurance: −$300
• − Repairs & maintenance: −$1,159
• − Management: −$1,159
• − Depreciation: −$1,745
• Taxable income: $6,502
• Est. tax owed @ 24.0%: −$1,560
• After-tax cash flow: $5,547/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 · 9 photos

Poor 20/100 Extensive rehab Est. rehab $20,000–$36,000 screening

This property requires extensive repairs and updates to its exterior, interior, and systems, significantly impacting its value. Significant investment is needed to bring it up to a livable condition.

Deferred maintenance Est. $10,000–$30,000 screening

• Major Roof (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — Roof appears old and weathered, likely in need of replacement.

Repairs flagged

• Major siding — Severe weathering and wear on the exterior siding.
• Major roof — Signs of aging and potential leaks.
• Major flooring — Worn and uneven condition, likely in need of replacement.
• Major interior walls — Chipped and dirty paint, indicating neglect.
• Major kitchen appliances — Cluttered and outdated kitchen appliances.
• Major bathroom appliances — Cluttered and outdated bathroom appliances.

Value-add opportunities

• Both New siding and roof — New siding and roof would significantly improve the home's curb appeal and structural integrity. ↑
• Both Interior painting and cleaning — Fresh paint and cleaning would make the interior look more inviting and presentable. ↑
• Both New kitchen appliances — Modern kitchen appliances would enhance functionality and appeal to potential buyers/renters. ↑
• Both New bathroom appliances — Up-to-date bathroom appliances would improve functionality and appeal to potential buyers/renters. ↑

ⓘ 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 38/100

Zoned Schools

Elementary Ladd Elementary F AK #70/156 Nat'l #17,861/41,679 Middle Tanana Middle School F AK #24/36 Nat'l #7,937/14,009 High Lathrop High School F AK #24/61 Nat'l #9,001/17,239

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

D Composite livability gradescore 57/100

Livability — Fairbanks

• Score: 57/100
• State rank: #95
• US rank: #21394

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fairbanks, AK
• County: Fairbanks North Star Borough · 101,607 people
• City population: 47,612
• Metro: Fairbanks, AK
• Population (ZIP): 18,061
• Household income: $75,668
• Rent vs Own: 54.6% rent · 45.4% own
• Severe rent burden: 9% 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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 59% Two or more races 14% Native American 12% Hispanic / Latino 7% Asian 6% Black 5%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Italian 4% Slovak 3% Portuguese 3%
• Foreign-born: 7% · South Korea, Canada, China
• Languages at home: 86% English-only · Spanish 4% Korean 2% Tagalog/Filipino 2%

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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: ▼ -37.70%
• Current HPI: 156.1921
• Rent YoY: ▲ 1.62%
• Metro: Fairbanks, AK
• State GDP YoY: —
• F500 in state: 0

Property features AI

Exterior

• Home design: Single-family residence
• Exterior features: Located on Haines Avenue in Fairbanks; property on the north side of the streetDirections: Hamilton Acres to west on Farewell, south on C Street, west on Haines; look for sign

Interior

• Interior features: Residential single-family home

Price history

-43.8% since first listed

6 events — show timeline

• 2026-05-20 Listed $50,000 GFBR
• 2026-05-20 Listed $60,000 GFBR
• 2025-03-06 Listed $59,000 GFBR
• 2025-03-06 Listed $49,000 GFBR
• 2024-03-01 Listed $89,000 GFBR
• 2023-05-05 Listed $89,000 GFBR

Property tax history

-10.5%/yr

Latest (2025): $265 · -75.5% YoY. Source: county tax records.