3075 Darling Ave · Goldstream, AK 99709

$179,900

2 bd · 1.0 ba · 1,080 sqft · Other public records · 66 Days on market

Built 1997 9.03 ac lot ↓ 38% since listing

---

Why this score? — see what drove the D+ 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 +20.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +4.3/10.0
• Schools +3.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits!! Escape to the serene wilderness of Fairbanks, Alaska, with this off-grid cabin retreat. Nestled amidst pristine nature, this eco-conscious haven offers panoramic views of Ester Dome and Murphy Dome and cozy comfort. Powered by renewable energy, it's a sustainable sanctuary for disconnecting and embracing the Alaskan wild. From winter auroras to summer adventures, explore the Last Frontier's beauty right outside your door. Welcome home to rustic charm, natural wonders, and endless outdoor exploration in Fairbanks. Property adjacent to 312 acres of undeveloped state land. Must see to see to appreciate! Cash, or cabin loan only. Seller to convey a chicken coop, 7k generator, 22 solar panels, workshop, wood shed, storage shed, and green house. Internet is available through AceTec.

Key facts

• Renewable energy
• Eco-conscious haven
• Panoramic views

Tags

• OFF-GRID CABIN RETREAT
• PANORAMIC VIEWS
• RENEWABLE ENERGY
• ECO-CONSCIOUS HAVEN
• CHICKEN COOP
• 7K GENERATOR

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $180k.

Deal economics

• At list price, monthly cash flow is $221 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $168k (6.6% below list).
• Recommended offer: $168k (6.6% below list) — sets the bar for 1% rule.

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: 143 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $168,002 (6.6% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.93% ✗
• Cap rate: 7.77%
• Cash-on-cash: 5.27%
• DSCR: 1.23
• GRM: 8.9

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: -8.2%
• Equity multiple: 0.70×
• Total profit: $-15,121
• Equity at exit: $26,824

10-year hold

• IRR: 1.3%
• Equity multiple: 1.09×
• Total profit: $4,735
• Equity at exit: $15,554

Cash invested: $50,372 (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 99709

• Active inventory: 143
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,680 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$88 /mo · $1,052/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $221

Break-even live

Break-even rent $1,400

Max offer price $179,900

Occupancy floor 82%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-19
   days on market $179,900 Active 66 DOM
2. 2026-06-18
   days on market $179,900 Active 65 DOM
3. 2026-06-17
   days on market $179,900 Active 64 DOM
4. 2026-06-16
   days on market $179,900 Active 63 DOM
5. 2026-06-15
   days on market $179,900 Active 62 DOM
6. 2026-06-14
   days on market $179,900 Active 60 DOM
7. 2026-06-13
   days on market $179,900 Active 59 DOM
8. 2026-06-10
   days on market $179,900 Active 57 DOM
9. 2026-06-09
   days on market $179,900 Active 56 DOM
10. 2026-06-08
    days on market $179,900 Active 55 DOM
11. 2026-06-05
    days on market $179,900 Active 51 DOM
12. 2026-06-03
    days on market $179,900 Active 50 DOM
13. 2026-06-02
    days on market $179,900 Active 49 DOM
14. 2026-06-01
    days on market $179,900 Active 48 DOM
15. 2026-05-31
    days on market $179,900 Active 47 DOM
16. 2026-05-30
    days on market $179,900 Active 46 DOM
17. 2026-04-14
    listed $199,900 Active 808-char remark

    Show marketing remark (808 chars)

    Opportunity awaits!! Escape to the serene wilderness of Fairbanks, Alaska, with this off-grid cabin retreat. Nestled amidst pristine nature, this eco-conscious haven offers panoramic views of Ester Dome and Murphy Dome and cozy comfort. Powered by renewable energy, it's a sustainable sanctuary for disconnecting and embracing the Alaskan wild. From winter auroras to summer adventures, explore the Last Frontier's beauty right outside your door. Welcome home to rustic charm, natural wonders, and endless outdoor exploration in Fairbanks. Property adjacent to 312 acres of undeveloped state land. Must see to see to appreciate! Cash, or cabin loan only. Seller to convey a chicken coop, 7k generator, 22 solar panels, workshop, wood shed, storage shed, and green house. Internet is available through AceTec.

18. 2025-12-12
    historical
19. 2025-11-13
    listed $195,000 Active
20. 2025-09-24
    price $199,900
21. 2025-08-25
    price $224,900
22. 2025-08-07
    price $239,900
23. 2025-07-14
    price $249,900
24. 2025-05-19
    price $273,900
25. 2024-09-21
    listed $274,900 Active
26. 2024-06-03
    price $322,000
27. 2024-02-27
    listed $324,900 Active
28. 2024-02-27
    listed $324,900 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: $1,052 · $88/mo
• Projected year-2 tax: $1,596 · $133/mo
• Expected delta: +$545/yr (+$45/mo · 51.8%)

ⓘ 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: $20,160
• − Mortgage interest: −$10,077
• − Property taxes: −$1,052
• − Insurance: −$900
• − Repairs & maintenance: −$1,613
• − Management: −$1,613
• − Depreciation: −$5,233
• Taxable loss: −$327
• Est. tax savings @ 24.0%: +$78
• After-tax cash flow: $2,733/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

• County: Fairbanks North Star Borough · 69,381 people
• Metro: Fairbanks, AK
• Population (ZIP): 29,551
• Household income: $86,294
• Rent vs Own: 35.2% rent · 64.8% own
• Severe rent burden: 868.0

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 0.56)
• Race & ethnicity: White 65% Two or more races 16% Hispanic / Latino 9% Native American 7% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 5% Portuguese 2% Lithuanian 2%
• Foreign-born: 6% · Canada, South Korea, Jamaica
• Languages at home: 88% English-only · Spanish 5% Other Asian/Pacific 1% Russian/Polish/Slavic 1%

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: ▼ -177.64%
• Current HPI: 152.0818
• Rent YoY: —
• Metro: Fairbanks, AK
• State GDP YoY: —
• F500 in state: 0

Price history

-38.5% since first listed

12 events — show timeline

• 2026-04-14 Listed $199,900 GFBR
• 2025-12-12 Delisted — GFBR
• 2025-11-13 Listed $195,000 GFBR
• 2025-09-24 Price Changed $199,900 GFBR
• 2025-08-25 Price Changed $224,900 GFBR
• 2025-08-07 Price Changed $239,900 GFBR
• 2025-07-14 Price Changed $249,900 GFBR
• 2025-05-19 Price Changed $273,900 GFBR
• 2024-09-21 Listed $274,900 GFBR
• 2024-06-03 Price Changed $322,000 GFBR
• 2024-02-27 Listed $324,900 GFBR
• 2024-02-27 Listed $324,900 AKMLS

Property tax history

+0.7%/yr

Latest (2017): $1,052 · -2.2% YoY. Source: county tax records.