7640 Snow View Dr · Anchorage, AK 99507

$315,000

3 bd · 1.5 ba · 1,100 sqft · SingleFamily public records · 18 Days on market

Built 1985 3,572 sqft lot Est $317k · at est.

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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 +12.0/30.0
• ARV discount +7.8/15.0
• Rent growth +4.1/5.0
• Livability +3.9/5.0
• Schools +3.7/10.0
• DSCR +3.6/10.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

No HOA!!! This affordable townhome features 3 br, 1.5 bath, open lay out, laminated flooring, large backyard and a spacious driveway for all your vehicles including an RV. Recently updated.

Key facts

• 3,572 sq ft lot
• Built 1985
• Listed 18 days

Property features AI

Exterior

• Parking: No garage; No carport
• Utilities: Public sewer; Paved road access
• Home design: Residential property; Attached; Built in 1985; Slab foundation
• Construction: Unknown roof type (per listing)
• Exterior features: Private yard; Storage

Interior

• Kitchen: Dishwasher; Refrigerator; Pantry; Laminate counters
• Bedrooms: 3 bedrooms
• Bathrooms: 2 total bathrooms (1 full, 1 half)
• Interior features: Dishwasher; Refrigerator; CO detector(s); Pantry; Smoke detector(s); Laminate counters

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $-74 ($-883/yr) — negative.
• To cash-flow at today's rent, offer at most $302k (4.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $247k (21.5% below list).
• Recommended offer: $247k (21.5% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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: Trailside Elementary (math 52% / reading 52%, grade C-, #43 of 156 statewide, top 32%, 379 students, 26% 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).
• Market conditions: Rents rising fast (+6.3%/yr); 188 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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

• It's been on market 18 days — a 2% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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.

Recommended offer $247,209 (21.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.78% ✗
• Cap rate: 6.01%
• Cash-on-cash: -1.00%
• DSCR: 0.96
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $316,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8031 Clear Haven Cir	0.31mi	3/2.0	1,082 (-2%)	0mo	$342,360	$316	80
2812 Bass St	0.29mi	3/2.0	1,104 (+0%)	5mo	$410,000	$371	79
8040 Sabrina St	0.27mi	2/1.0 (-1)	1,040 (-6%)	0mo	$290,000	$279	71
8281 Stratton Cir	0.42mi	3/1.5	1,084 (-2%)	10mo	$245,000	$226	70
8010 Evans Cir	0.26mi	2/1.0 (-1)	1,040 (-6%)	10mo	$239,000	$230	64
8051 Evans Cir	0.28mi	2/1.0 (-1)	1,040 (-6%)	9mo	$255,000	$245	63
8261 Stratton Cir	0.41mi	2/1.0 (-1)	1,040 (-6%)	3mo	$300,000	$288	63
8040 Evans Cir	0.28mi	2/1.0 (-1)	1,040 (-6%)	10mo	$285,000	$274	62
7730 Little Bend Cir	0.63mi	3/2.0	1,166 (+6%)	3mo	$367,900	$316	56
3740 E 66th Ave	0.73mi	2/2.0 (-1)	1,120 (+2%)	0mo	$350,000	$313	56
7811 Kiana Cir	0.47mi	3/2.0	960 (-13%)	4mo	$238,750	$249	52
8530 Gordon Cir	0.58mi	3/2.0	1,264 (+15%)	6mo	$385,000	$305	40

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: -14.5%
• Equity multiple: 0.47×
• Total profit: $-47,176
• Equity at exit: $46,968

10-year hold

• IRR: -1.4%
• Equity multiple: 0.89×
• Total profit: $-9,479
• Equity at exit: $27,235

Cash invested: $88,200 (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: 188
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,472 high
• Mortgage (P&I): −$1,652
• Tax from tax record: −$243 /mo · $2,921/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$519
• Net cashflow: $-74

Break-even live

Break-even rent $2,565

Max offer price $301,994

Occupancy floor 98%

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8124 Marsha Loop Anchorage, AK	3.0	2.5	1480	$2,700	$1.82	43d	1	0.40mi
2721 E 84th Ave Unit A Anchorage, AK	3.0	2.0	1376	$2,900	$2.11	23d	1	0.56mi
7330 Meadow St Anchorage, AK	2.0	2.0	1028	$2,399	$2.33	23d	1	0.94mi
7310 Chugach Meadows Loop Anchorage, AK	2.0	2.0	1028	$2,399	$2.33	21d	1	0.96mi
7308 Chugach Meadows Loop Anchorage, AK	2.0	2.5	1240	$2,550	$2.06	13d	1	0.96mi
2969 Silver Chase Ct Anchorage, AK	3.0	2.0	1388	$2,700	$1.95	43d	1	1.04mi
2400 Sentry Dr Anchorage, AK	2.0	2.0	910	$1,700	$1.87	21d	1	1.30mi
2134 E 56th Ave Anchorage, AK	1.0–2.0	1.0–2.0	1015	$2,839	$2.80	13d	8	1.33mi
2237 E 56th Ave Anchorage, AK	1.0–2.0	1.0–2.0	681	$1,819	$2.67	21d	6	1.42mi
1674 Woodroe Ln #14 Anchorage, AK	3.0	2.0	1365	$2,500	$1.83	43d	1	1.47mi
5360 Lake Otis Pkwy Unit 04 Anchorage, AK	2.0	1.0	850	$1,695	$1.99	23d	1	1.48mi
5300 Lake Otis Pkwy Unit 11 Anchorage, AK	2.0	1.0	850	$1,695	$1.99	13d	1	1.50mi

Listing history 16 events

1. 2026-06-10
   status $315,000 Pending 18 DOM
2. 2026-06-09
   days on market $315,000 Active 18 DOM
3. 2026-06-08
   pricedays on market $315,000 Active 17 DOM
4. 2026-06-07
   days on market $320,000 Active 16 DOM
5. 2026-06-03
   days on market $320,000 Active 12 DOM
6. 2026-06-02
   days on market $320,000 Active 11 DOM
7. 2026-06-01
   days on market $320,000 Active 10 DOM
8. 2026-05-31
   days on market $320,000 Active 9 DOM
9. 2026-05-30
   days on market $320,000 Active 8 DOM
10. 2026-05-22
    listed $320,000 Active
11. 2021-07-16
    soldstatus
12. 2021-05-22
    status Pending
13. 2021-05-21
    listed $209,900 Active
14. 2013-09-09
    soldstatus
15. 2013-05-28
    listed $185,000
16. 1991-09-20
    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: $2,921 · $243/mo
• Projected year-2 tax: $3,335 · $278/mo
• Expected delta: +$414/yr (+$34/mo · 14.2%)

ⓘ 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: $29,665
• − Mortgage interest: −$17,645
• − Property taxes: −$2,921
• − Insurance: −$1,575
• − Repairs & maintenance: −$2,373
• − Management: −$2,373
• − Depreciation: −$9,164
• Taxable loss: −$6,386
• Est. tax savings @ 24.0%: +$1,533
• After-tax cash flow: $649/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

+73.0% since first listed

7 events — show timeline

• 2026-05-22 Listed $320,000 AKMLS
• 2021-07-16 Sold (Public Records) — Public Records
• 2021-05-22 Pending — AKMLS
• 2021-05-21 Listed $209,900 AKMLS
• 2013-09-09 Sold (Public Records) — Public Records
• 2013-05-28 Listed $185,000 AKMLS
• 1991-09-20 Sold (Public Records) — Public Records

Property tax history

+2.1%/yr

Latest (2025): $2,921 · +9.1% YoY. Source: county tax records.