8340 Stratton Cir · Anchorage, AK 99507

$295,000

3 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 3 Days on market

Built 1983 4,451 sqft lot Est $259k · 14% over

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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 +15.2/30.0
• DSCR +4.7/10.0
• Rent growth +4.1/5.0
• Livability +3.9/5.0
• Schools +3.7/10.0
• 1% rule +3.6/10.0
• Condition / age +2.5/5.0
• ARV discount +1.2/15.0
• Appreciation +0.0/10.0

Listing remarks

This well maintained townhouse is located in a quiet cul-de-sac in South Anchorage. The amazing curb appeal, makes it the envy of the neighborhood with a large front entry porch, an arctic entry, wide driveway and perennials galore! Two spacious bedrooms, a full updated bath, and laundry on the upper level. The lower level is light, bright and open to the amazing back patio. The back patio is large, made with custom concrete pavers, plumbed for heat and a French drain was thoughtfully installed. A fully fenced yard, lined with ferns, lilies, raspberries, irises and peonies, to name a few. A spacious greenhouse, mature trees and sun all day, makes for a very relaxing, enjoyable space. Fres

Key facts

• 4,451 sq ft lot
• Built 1983
• Listed 3 days

Property features AI

Exterior

• Parking: No garage; No carport
• Utilities: Public sewer
• Home design: Residential property; Attached; Built in 1983
• Construction: Wood frame construction; Shingle/Asphalt roof
• Exterior features: Fenced yard; DSL/Cable available; Fire service area; In city limits; Landscaping; View; Paved road access

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Interior features: Dishwasher; Refrigerator; Arctic entry; CO detector(s); Smoke detector(s); Window coverings

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $104 ($1k/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 $255k (13.6% below list).
• Recommended offer: $255k (13.6% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $2k of loan paydown is wiped out by about $9k 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.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $254,946 (13.6% 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 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?
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. 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?
5. 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.
6. 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.
7. 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: 0.86% ✗
• Cap rate: 6.72%
• Cash-on-cash: 1.51%
• DSCR: 1.07
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $258,960
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8261 Stratton Cir	0.05mi	2/1.0 (-1)	1,040 (0%)	3mo	$300,000	$288	91
8040 Sabrina St	0.18mi	2/1.0 (-1)	1,040 (0%)	0mo	$290,000	$279	86
8281 Stratton Cir	0.04mi	3/1.5	1,084 (+4%)	10mo	$245,000	$226	81
8051 Evans Cir	0.18mi	2/1.0 (-1)	1,040 (0%)	9mo	$255,000	$245	79
8040 Evans Cir	0.20mi	2/1.0 (-1)	1,040 (0%)	10mo	$285,000	$274	77
8010 Evans Cir	0.22mi	2/1.0 (-1)	1,040 (0%)	10mo	$239,000	$230	77
8031 Clear Haven Cir	0.29mi	3/2.0	1,082 (+4%)	0mo	$342,360	$316	75
2337 E 86th Ct	0.58mi	2/1.0 (-1)	1,019 (-2%)	0mo	$125,000	$123	64
8111 Sabrina St	0.13mi	2/1.0 (-1)	888 (-15%)	8mo	$110,000	$124	58
7811 Kiana Cir	0.51mi	3/2.0	960 (-8%)	4mo	$238,750	$249	56
2812 Bass St	0.71mi	3/2.0	1,104 (+6%)	5mo	$410,000	$371	48
7606 Camino Pl	0.62mi	3/1.5	912 (-12%)	2mo	$185,000	$203	47

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: -10.4%
• Equity multiple: 0.61×
• Total profit: $-32,346
• Equity at exit: $43,985

10-year hold

• IRR: 2.8%
• Equity multiple: 1.23×
• Total profit: $19,235
• Equity at exit: $25,506

Cash invested: $82,600 (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: 9.6×

Monthly cashflow live

• Estimated rent: $2,549 high
• Mortgage (P&I): −$1,547
• Tax from tax record: −$240 /mo · $2,883/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$535
• Net cashflow: $104

Break-even live

Break-even rent $2,418

Max offer price $295,000

Occupancy floor 91%

Sensitivity live

Price	-10% $271	-5% $187	+0% $104	+5% $20	+10% $-63
Rent	-10% $-98	-5% $3	+0% $104	+5% $205	+10% $305
Rate	-1.0pp $252	-0.5pp $179	base $104	+0.5pp $27	+1.0pp $-50

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8124 Marsha Loop Anchorage, AK	3.0	2.5	1480	$2,700	$1.82	45d	1	0.32mi
2721 E 84th Ave Unit A Anchorage, AK	3.0	2.0	1376	$2,900	$2.11	25d	1	0.34mi
2400 Sentry Dr Anchorage, AK	2.0	2.0	910	$1,700	$1.87	23d	1	0.89mi
7330 Meadow St Anchorage, AK	2.0	2.0	1028	$2,399	$2.33	25d	1	1.16mi
7310 Chugach Meadows Loop Anchorage, AK	2.0	2.0	1028	$2,399	$2.33	23d	1	1.19mi
7308 Chugach Meadows Loop Anchorage, AK	2.0	2.5	1240	$2,550	$2.06	15d	1	1.19mi

Listing history 2 events

1. 2026-05-21
   listed $295,000 Active
2. 1998-11-09
   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: $2,883 · $240/mo
• Projected year-2 tax: $3,197 · $266/mo
• Expected delta: +$314/yr (+$26/mo · 10.9%)

ⓘ 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: $30,594
• − Mortgage interest: −$16,525
• − Property taxes: −$2,883
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,447
• − Management: −$2,447
• − Depreciation: −$8,582
• Taxable loss: −$3,766
• Est. tax savings @ 24.0%: +$904
• After-tax cash flow: $2,150/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

3 events — show timeline

• 2026-05-24 Pending — AKMLS
• 2026-05-21 Listed $295,000 AKMLS
• 1998-11-09 Sold (Public Records) — Public Records

Property tax history

+1.8%/yr

Latest (2025): $2,883 · +8.8% YoY. Source: county tax records.