Real Estate Investing in Clam Gulch, Alaska (99568)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 99568 (Clam Gulch, AK)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 38.5% of homes vacant — above national norms.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Clam Gulch, AK (99568)?
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Market Analysis: 99568 Clam Gulch
Not every below-median market is a bargain. Clam Gulch's 99568 ZIP sits at signals that favor experienced operators who can absorb the risk $283K pricing implies.
Rent of $1,296/mo on a $283K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 99568 sits below the stated 0.0% once reality is priced in.
In the broader AK picture, 99568 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Resident income in 99568 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Strategy in 99568 is an operator game, not a passive one. Put differently, entry prices of $283K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Clam Gulch:
Market Trends
Home Value History (with trend line)
📊 How Does 99568 Compare?
| Metric | 99568 | Clam Gulch | Alaska |
|---|---|---|---|
| Home Value | $282,667 | $282,667 | $378,640 |
| 5-Year CAGR | 2.5% | 2.5% | 3.6% |
| Avg Rent | $1,296 | $1,296 | - |
| Cap Rate | 3.6% | 3.6% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 99568 (Clam Gulch, AK). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $282,667 |
| Monthly Rent | $1,296 |
| Price-to-Rent | 18.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.5% |
| Cap Rate | 3.6% |
| 5-Year IRR | 6.1% |
📈 Home Appreciation
| 1-Year | +13.6% ▲ |
| 3-Year CAGR | +3.5% ▲ |
| 5-Year CAGR | +2.5% ▲ |
| 10-Year CAGR | +4.5% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (7.0%) exceeds the estimated cap rate (3.6%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 99568
Population: 498
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
Frequently Asked Questions
What is the typical renter like in Clam Gulch, AK?
Clam Gulch, AK offers a even-keeled renter base at the $1,296/mo rent level. Tenant turnover is reasonable for well-managed properties.
Is AK a landlord-friendly state?
Landlord-friendliness in Clam Gulch, AK is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
What are home prices like in Clam Gulch, AK?
Median home price in Clam Gulch, AK is near $283K, with a 5-year CAGR of 0.0%. Prices have been stable and supportive of buy-and-hold strategies.
What kind of vacancy should I budget for in Clam Gulch, AK?
Occupancy in Clam Gulch, AK runs measured with elevated vacancy. Well-priced units at $1,296/mo lease on reasonable timelines.
What is the best play in Clam Gulch, AK?
For Clam Gulch, AK, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
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