2337 E 86th Ct · Anchorage, AK 99507

$125,000

2 bd · 1.0 ba · 1,239 sqft · SingleFamily public records · 9 Days on market

Built 1956 0.39 ac lot ↓ 22% 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
• Rent growth +4.1/5.0
• Livability +3.9/5.0
• Schools +3.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Small home on large lot. It actually has two lots totaling 17,100 s. f. Property has lots of potential. Fix the house up or build a multifamily home on the lot.

Key facts

• Two lots
• Large lot
• Multifamily home

Tags

• LARGE LOT
• TWO LOTS
• MULTIFAMILY HOME

Property features AI

Exterior

• Parking: No garage; No carport
• Utilities: Septic tank sewer
• Home design: Residential property; Not attached (detached); Built in 1956
• Construction: Wood frame construction
• Exterior features: Fenced yard; Private yard; DSL/Cable available; In city limits; Shingle/Asphalt roof

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Interior features: Carbon monoxide detector(s); Smoke detector(s)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $809 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 14.1% vs local median 3.8% in Anchorage — 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 78/100 on livability (#6 in AK, #2,553 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A+; Watch: crime F, cost of living F.
• Anchorage School District (urban): math 37% / reading 43% proficiency, ranked #6 of 21 in AK (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Kasuun Elementary (math 37% / reading 37%, grade F, #83 of 156 statewide, top 59%, 289 students, 42% FRL); Hanshew Middle School (math 24% / reading 37%, grade F, #27 of 36 statewide, top 74%, 691 students, 42% FRL); Service High School (math 40% / reading 41%, grade F, #21 of 61 statewide, top 33%, 1,544 students, 28% FRL) — zoned schools at 37% FRL track the district average.
• Market conditions: Rents rising fast (+6.3%/yr); 197 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 306 units permitted in Anchorage Municipality in 2024 (90 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Anchorage County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 6.3% rent growth), your $35k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 15y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $125,000

Questions for the listing agent

1. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
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: 1.89% ✓
• Cap rate: 14.06%
• Cash-on-cash: 27.75%
• DSCR: 2.23
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $370,461
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8530 Gordon Cir	0.49mi	3/2.0 (+1)	1,264 (+2%)	7mo	$385,000	$305	60
7730 Little Bend Cir	0.59mi	3/2.0 (+1)	1,166 (-6%)	3mo	$367,900	$316	52
8020 Sabrina St	0.62mi	2/2.0	1,360 (+10%)	2mo	$335,000	$246	49
8031 Clear Haven Cir	0.49mi	3/2.0 (+1)	1,082 (-13%)	0mo	$342,360	$316	47
7880 Moose Run Cir	0.57mi	3/1.5 (+1)	1,148 (-7%)	15mo	$309,900	$270	42
7809 Moose Run Cir	0.61mi	3/2.0 (+1)	1,336 (+8%)	12mo	$349,900	$262	39
7446 Zurich St	0.71mi	2/2.0	1,324 (+7%)	15mo	$599,000	$452	38
7437 Basel St	0.73mi	3/1.5 (+1)	1,152 (-7%)	13mo	$395,000	$343	36
8281 Stratton Cir	0.62mi	3/1.5 (+1)	1,084 (-12%)	10mo	$245,000	$226	35
9700 Reliance Dr	0.72mi	3/2.5 (+1)	1,389 (+12%)	1mo	$415,000	$299	35
7661 Delridge Cir	0.73mi	3/2.0 (+1)	1,342 (+8%)	15mo	$375,000	$279	31
9660 Reliance Dr	0.73mi	2/2.5	1,416 (+14%)	10mo	$349,000	$246	28

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 · 6.35% rent growth · sell at horizon

5-year hold

• IRR: 26.1%
• Equity multiple: 2.13×
• Total profit: $39,694
• Equity at exit: $18,638

10-year hold

• IRR: 36.0%
• Equity multiple: 4.94×
• Total profit: $137,816
• Equity at exit: $10,808

Cash invested: $35,000 (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 99507

• Rents YoY: 6.3%
• Active inventory: 197
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $2,366 high
• Mortgage (P&I): −$656
• Tax from tax record: −$352 /mo · $4,225/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$497
• Net cashflow: $809

Break-even live

Break-even rent $1,341

Max offer price $125,000

Occupancy floor 61%

Sensitivity live

Price	-10% $880	-5% $845	+0% $809	+5% $774	+10% $739
Rent	-10% $622	-5% $716	+0% $809	+5% $903	+10% $996
Rate	-1.0pp $872	-0.5pp $841	base $809	+0.5pp $777	+1.0pp $744

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2721 E 84th Ave Unit A Anchorage, AK	3.0	2.0	1376	$2,900	$2.11	25d	1	0.27mi
8124 Marsha Loop Anchorage, AK	3.0	2.5	1480	$2,700	$1.82	45d	1	0.40mi
2400 Sentry Dr Anchorage, AK	2.0	2.0	910	$1,700	$1.87	22d	1	0.60mi
7330 Meadow St Anchorage, AK	2.0	2.0	1028	$2,399	$2.33	25d	1	0.86mi
7310 Chugach Meadows Loop Anchorage, AK	2.0	2.0	1028	$2,399	$2.33	22d	1	0.88mi
7308 Chugach Meadows Loop Anchorage, AK	2.0	2.5	1240	$2,550	$2.06	15d	1	0.89mi
9905 William Jones Cir Anchorage, AK	2.0–3.0	1.5–2.0	1171	$2,145	$1.83	15d	10	1.13mi
701 E 78th Ave Unit 705 Anchorage, AK	2.0	2.0	1020	$2,450	$2.40	15d	1	1.15mi

Listing history 11 events

1. 2026-06-07
   statusdays on market $125,000 Pending 9 DOM
2. 2026-06-03
   days on market $125,000 Active 7 DOM
3. 2026-06-02
   days on market $125,000 Active 6 DOM
4. 2026-06-01
   days on market $125,000 Active 5 DOM
5. 2026-05-31
   days on market $125,000 Active 4 DOM
6. 2026-05-30
   days on market $125,000 Active 3 DOM
7. 2026-05-27
   listed $125,000 Active
8. 2019-06-21
   soldstatus
9. 2013-02-11
   listed $160,000
10. 2011-11-01
    listed $160,000
11. 2005-05-24
    soldstatus

ⓘ 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: $4,225 · $352/mo
• Projected year-2 tax: $4,225 · $352/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🫁 Air quality 1/10 Low

Taxation est. · year 1

• Rental income: $28,392
• − Mortgage interest: −$7,002
• − Property taxes: −$4,225
• − Insurance: −$625
• − Repairs & maintenance: −$2,271
• − Management: −$2,271
• − Depreciation: −$3,636
• Taxable income: $8,360
• Est. tax owed @ 24.0%: −$2,006
• After-tax cash flow: $7,706/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: Anchorage School District
• NCES district ID: 0200180
• Math proficiency: 37% ▼ -2.00%
• Reading proficiency: 43% ▲ 1.00%
• Median HH income: $76,447
• Composite: 37.0/100
• National rank: #4523
• State rank: #6 of 21 in AK

Livability — Anchorage

• Score: 78/100
• State rank: #6
• US rank: #2553

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Anchorage, AK
• County: Anchorage Borough · 246,594 people
• City population: 218,117
• Metro: Anchorage, AK
• Population (ZIP): 37,301
• Household income: $107,992
• Rent vs Own: 28.0% rent · 72.0% own
• Severe rent burden: 775.0

Population outlook (Anchorage County) Hauer SSP2

• Today (2025): 314,993 people
• By 2030: 321,771 · +2.2%
• By 2040: 335,493 · +6.5%
• By 2050: 352,799 · +12.0%
• By 2075: 414,771 · +31.7%
• By 2100: 474,485 · +50.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 53% Asian 16% Two or more races 11% Hispanic / Latino 9% Native American 6% Black 4% Pacific Islander 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Portuguese 3% Romanian 2% Lithuanian 2%
• Foreign-born: 16% · Canada, South Korea, China
• Languages at home: 78% English-only · Tagalog/Filipino 8% Other Asian/Pacific 4% Spanish 3%

Political lean MEDSL · Anchorage

• 2024 margin: D (+12.7) · D 56.3% · R 43.7%
• 2016→2024 swing: +27.9pp toward D · 2016: -15.2pp · 2024: 12.7pp
• All cycles: 2024: D+12.7 2016: R+15.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -216.29%
• Current HPI: 273.1227
• Rent YoY: ▲ 6.35%
• Metro: Anchorage, AK
• State GDP YoY: —
• F500 in state: 0

Price history

-21.9% since first listed

5 events — show timeline

• 2026-05-27 Listed $125,000 AKMLS
• 2019-06-21 Sold (Public Records) — Public Records
• 2013-02-11 Listed $160,000 AKMLS
• 2011-11-01 Listed $160,000 AKMLS
• 2005-05-24 Sold (Public Records) — Public Records

Property tax history

+4.1%/yr

Latest (2025): $4,225 · +4.1% YoY. Source: county tax records.