304 Haines Ave · Fairbanks, AK 99701

$55,000

1 bd · None ba · 400 sqft · SingleFamily public records · 172 Days on market

Built 2007 Poor condition $138/sqft · 52% below area ↓ 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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 171 days

What this means for you Summary

Snapshot

• This is a 1-bed/?-bath single-family listed at $55k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $556 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.4% vs local median 5.4% 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); 196 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1 units permitted in Fairbanks North Star Borough in 2024 (0 in 5+ unit buildings).
• This rent is only 18% of the median local income ($76k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 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 $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 172 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago; this cycle's ask is 10% 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 $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 172 days. Have you received any prior offers? Is the seller open to a 12% 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: 2.05% ✓
• Cap rate: 18.43%
• Cash-on-cash: 43.34%
• DSCR: 2.93
• GRM: 4.1

CMA / ARV

• ARV (median comp): $114,861
• List price: $55,000
• Delta: -52.12%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
141 Dunkel St Unit 3C	0.95mi	1/1.0	389 (-3%)	1mo	$82,000	$211	59
141 Dunkel St Unit 12	0.95mi	1/1.0	387 (-3%)	3mo	$84,000	$217	57
141 Dunkel St Unit 13B	0.95mi	1/1.0	383 (-4%)	4mo	$65,000	$170	54
606 D St	0.40mi	1/1.0	475 (+19%)	17mo	$110,000	$232	42
141 Dunkel St Unit 3	0.95mi	1/1.0	387 (-3%)	25mo	$99,900	$258	40
141 Dunkel St	0.95mi	1/1.0	387 (-3%)	26mo	$78,500	$203	40
71 Slater Dr Unit 4	0.65mi	1/1.0	492 (+23%)	28mo	$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: 38.7%
• Equity multiple: 2.62×
• Total profit: $24,957
• Equity at exit: $8,201

10-year hold

• IRR: 44.5%
• Equity multiple: 4.97×
• Total profit: $61,142
• Equity at exit: $4,755

Cash invested: $15,400 (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 99701

• Home prices YoY: -19.4%
• Rents YoY: 1.6%
• Active inventory: 196
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,126 high
• Mortgage (P&I): −$288
• Tax from tax record: −$22 /mo · $265/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $556

Break-even live

Break-even rent $422

Max offer price $55,000

Occupancy floor 46%

Sensitivity live

Price	-10% $587	-5% $572	+0% $556	+5% $541	+10% $525
Rent	-10% $467	-5% $512	+0% $556	+5% $601	+10% $645
Rate	-1.0pp $584	-0.5pp $570	base $556	+0.5pp $542	+1.0pp $527

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: $13,750
• Closing costs: $1,650
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
92 B St Unit 206 Fairbanks, AK	—	1.0	330	$1,000	$3.03	29d	1	0.19mi
92 B St Unit 107 Fairbanks, AK	—	1.0	330	$1,000	$3.03	10d	1	0.22mi
1533 Lacey St Unit 403 Fairbanks, AK	—	1.0	340	$1,145	$3.37	26d	1	1.24mi
1533 Lacey St Unit 203 Fairbanks, AK	—	1.0	340	$1,145	$3.37	2d	1	1.24mi
2223 S Cushman St Apt 225 Fairbanks, AK	—	1.0	276	$1,000	$3.62	37d	1	1.48mi
2223 S Cushman St Apt 229 Fairbanks, AK	—	1.0	276	$1,100	$3.99	7d	1	1.48mi
2223 S Cushman St Apt 228 Fairbanks, AK	—	1.0	276	$1,000	$3.62	2d	1	1.48mi
2223 S Cushman St Apt 216 Fairbanks, AK	1.0	1.0	276	$1,100	$3.99	0d	1	1.48mi
2223 S Cushman St Apt 210 Fairbanks, AK	1.0	1.0	276	$1,100	$3.99	37d	1	1.48mi
2223 S Cushman St Apt 236 Fairbanks, AK	—	1.0	276	$1,000	$3.62	15d	1	1.48mi
2223 S Cushman St Apt 236 Fairbanks, AK	—	1.0	276	$1,000	$3.62	10d	1	1.48mi

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. 2026-11-08
   days on market $55,000 Active 172 DOM
2. 2026-11-07
   days on market $55,000 Active 171 DOM
3. 2026-11-06
   days on market $55,000 Active 170 DOM
4. 2026-11-05
   days on market $55,000 Active 169 DOM
5. 2026-11-04
   pricedays on market $55,000 Active 168 DOM
6. 2026-11-02
   days on market $60,000 Active 166 DOM
7. 2026-11-01
   days on market $60,000 Active 165 DOM
8. 2026-10-31
   days on market $60,000 Active 164 DOM
9. 2026-10-30
   days on market $60,000 Active 163 DOM
10. 2026-10-29
    days on market $60,000 Active 162 DOM
11. 2026-10-28
    days on market $60,000 Active 161 DOM
12. 2026-10-27
    days on market $60,000 Active 160 DOM
13. 2026-10-26
    days on market $60,000 Active 159 DOM
14. 2026-10-25
    days on market $60,000 Active 158 DOM
15. 2026-10-24
    days on market $60,000 Active 157 DOM
16. 2026-10-23
    days on market $60,000 Active 156 DOM
17. 2026-10-22
    days on market $60,000 Active 155 DOM
18. 2026-10-21
    days on market $60,000 Active 154 DOM
19. 2026-10-20
    days on market $60,000 Active 153 DOM
20. 2026-10-19
    days on market $60,000 Active 152 DOM
21. 2026-10-18
    days on market $60,000 Active 151 DOM
22. 2026-10-17
    days on market $60,000 Active 150 DOM
23. 2026-10-16
    days on market $60,000 Active 149 DOM
24. 2026-10-15
    days on market $60,000 Active 148 DOM
25. 2026-10-14
    days on market $60,000 Active 147 DOM
26. 2026-10-13
    days on market $60,000 Active 146 DOM
27. 2026-10-12
    days on market $60,000 Active 145 DOM
28. 2026-10-11
    days on market $60,000 Active 144 DOM
29. 2026-10-10
    days on market $60,000 Active 143 DOM
30. 2026-10-09
    days on market $60,000 Active 142 DOM
31. 2026-10-08
    days on market $60,000 Active 141 DOM
32. 2026-10-07
    days on market $60,000 Active 140 DOM
33. 2026-10-06
    days on market $60,000 Active 139 DOM
34. 2026-10-05
    days on market $60,000 Active 138 DOM
35. 2026-10-04
    days on market $60,000 Active 137 DOM
36. 2026-10-04
    days on market $60,000 Active 136 DOM
37. 2026-10-02
    days on market $60,000 Active 135 DOM
38. 2026-10-01
    days on market $60,000 Active 134 DOM
39. 2026-09-30
    days on market $60,000 Active 133 DOM
40. 2026-09-29
    days on market $60,000 Active 132 DOM
41. 2026-09-28
    days on market $60,000 Active 131 DOM
42. 2026-09-27
    days on market $60,000 Active 130 DOM
43. 2026-09-26
    days on market $60,000 Active 129 DOM
44. 2026-09-25
    days on market $60,000 Active 128 DOM
45. 2026-09-24
    days on market $60,000 Active 127 DOM
46. 2026-09-24
    days on market $60,000 Active 126 DOM
47. 2026-09-22
    days on market $60,000 Active 125 DOM
48. 2026-09-21
    days on market $60,000 Active 124 DOM
49. 2026-09-20
    days on market $60,000 Active 123 DOM
50. 2026-09-19
    days on market $60,000 Active 122 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: $460 · $38/mo
• Expected delta: +$195/yr (+$16/mo · 73.6%)

ⓘ 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: $13,513
• − Mortgage interest: −$3,081
• − Property taxes: −$265
• − Insurance: −$275
• − Repairs & maintenance: −$1,081
• − Management: −$1,081
• − Depreciation: −$1,600
• Taxable income: $6,130
• Est. tax owed @ 24.0%: −$1,471
• After-tax cash flow: $5,203/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%
• 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.