304 Haines Ave · Fairbanks, AK 99701

$60,000

1 bd · None ba · 400 sqft · Other public records · 30 Days on market

Built 2007 ↓ 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 +3.6/10.0
• Rent growth +2.9/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• 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 29 days

Property features AI

Exterior

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

Interior

• Interior features: Residential single-family home

What this means for you Summary

Snapshot

• This is a 1-bed/?-bath other listed at $60k.

Deal economics

• At list price, monthly cash flow is $657 ($8k/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: $59k (1.5% below list) — sets the bar for market timing.
• Cap rate 19.4% 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); 64 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 30 days — a 2% lower offer ($59k) 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 $59,100 (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. 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?
4. 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.
5. 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.
6. 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: 2.15% ✓
• Cap rate: 19.43%
• Cash-on-cash: 46.92%
• DSCR: 3.09
• GRM: 3.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.62% rent growth · sell at horizon

5-year hold

• IRR: 42.7%
• Equity multiple: 2.81×
• Total profit: $30,334
• Equity at exit: $8,946

10-year hold

• IRR: 48.2%
• Equity multiple: 5.36×
• Total profit: $73,182
• 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: 64
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,289 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$22 /mo · $265/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $657

Break-even live

Break-even rent $458

Max offer price $60,000

Occupancy floor 44%

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
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $60,000 Active 30 DOM
2. 2026-06-18
   days on market $60,000 Active 29 DOM
3. 2026-06-17
   days on market $60,000 Active 28 DOM
4. 2026-06-16
   days on market $60,000 Active 27 DOM
5. 2026-06-15
   days on market $60,000 Active 26 DOM
6. 2026-06-14
   days on market $60,000 Active 24 DOM
7. 2026-06-13
   days on market $60,000 Active 23 DOM
8. 2026-06-10
   days on market $60,000 Active 21 DOM
9. 2026-06-09
   days on market $60,000 Active 20 DOM
10. 2026-06-08
    days on market $60,000 Active 19 DOM
11. 2026-06-05
    days on market $60,000 Active 15 DOM
12. 2026-06-03
    days on market $60,000 Active 14 DOM
13. 2026-06-02
    days on market $60,000 Active 13 DOM
14. 2026-06-01
    days on market $60,000 Active 12 DOM
15. 2026-05-31
    days on market $60,000 Active 11 DOM
16. 2026-05-30
    days on market $60,000 Active 10 DOM
17. 2026-05-20
    listed $60,000 Active

    Show marketing remark (250 chars)

    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.

18. 2026-05-20
    listed $50,000 Active 250-char remark

    Show marketing remark (250 chars)

    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.

19. 2025-03-06
    listed $59,000 Active
20. 2025-03-06
    listed $49,000 Active
21. 2024-03-01
    listed $89,000 Active
22. 2023-05-05
    listed $89,000 Active

ⓘ 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 · 73% chance over 30 yrs
• 🫁 Air quality 1/10 Low

Taxation est. · year 1

• Rental income: $15,472
• − Mortgage interest: −$3,361
• − Property taxes: −$265
• − Insurance: −$300
• − Repairs & maintenance: −$1,238
• − Management: −$1,238
• − Depreciation: −$1,745
• Taxable income: $7,325
• Est. tax owed @ 24.0%: −$1,758
• After-tax cash flow: $6,124/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 — 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 · 69,381 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: 652.0

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: 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%

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

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.