1435 W 25th Ave · Anchorage, AK 99503

$1,025,000

15 bd · 8.0 ba · 5,550 sqft · MultiFamily public records · 79 Days on market

Built 2004 8,820 sqft lot

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Why this score? — see what drove the C+ 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 +23.7/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• Appreciation +6.5/10.0
• 1% rule +5.6/10.0
• Livability +3.9/5.0
• Schools +3.7/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 5 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Remarkably well kept 8-Pkex in convenient location just minutes from Downtown, Airport with all the Midtown Conveniences within walking distance. This turnkey building was rebuilt in 2004 & renovated 2014. Each unit offers 2 Beds, 1 Bath, and sold fully furnished. 2 Sets of Washer/Dryers in building for tenant use.

Key facts

• 8,820 sq ft lot
• 8 parking spots
• Built 2004

What this means for you Summary

Snapshot

• This is a 5 × 3-bed/1.6-bath units multifamily listed at $1.02M.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive. Per door: $391/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($11k rent vs $1.02M).
• Recommended offer: $964k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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: Inlet View Elementary (math 52% / reading 52%, grade C-, #43 of 156 statewide, top 32%, 235 students, 30% FRL); Romig Middle School (math 24% / reading 44%, grade F, #22 of 36 statewide, top 63%, 720 students, 37% FRL) — zoned schools at 34% FRL track the district average.
• Market conditions: Rents rising (+2.3%/yr); 65 active listings in the ZIP; solid renter incomes; 306 units permitted in Anchorage Municipality in 2024 (90 in 5+ unit buildings).
• At $10,890/mo this rent would consume 172% of the median local household income ($76k/yr) (locally 747% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $39k of equity ($7k loan paydown + $32k appreciation (3.1% local appreciation)).
• Anchorage County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.1% appreciation + 2.3% rent growth), your $287k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$63k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($964k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 32y 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 $963,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.06% ✓
• Cap rate: 8.58%
• Cash-on-cash: 8.16%
• DSCR: 1.36
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.1% appreciation · 2.28% rent growth · sell at horizon

5-year hold

• IRR: 15.0%
• Equity multiple: 1.85×
• Total profit: $245,318
• Equity at exit: $466,635

10-year hold

• IRR: 16.3%
• Equity multiple: 3.38×
• Total profit: $681,732
• Equity at exit: $723,643

Cash invested: $287,000 (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 99503

• Home prices YoY: 1.3%
• Rents YoY: 2.3%
• Active inventory: 65
• Price-to-rent: 39.2×

Monthly cashflow live

• Estimated rent: $10,890 high
• Mortgage (P&I): −$5,375
• Tax from tax record: −$848 /mo · $10,177/yr
• Insurance: −$427
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,287
• Net cashflow: $1,953

Break-even live

Break-even rent $8,418

Max offer price $1,025,000

Occupancy floor 77%

5-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 5× units	3	1.6	$10,890
Total (5 units)			$10,890

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: $256,250
• Closing costs: $30,750
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2025-06-24
   status Pending
2. 2025-04-05
   listed $1,025,000 Active
3. 2024-03-22
   price $1,100,000
4. 2024-03-04
   listed $1,200,000 Active
5. 2022-01-07
   soldstatus
6. 2021-05-28
   status Pending
7. 2021-05-27
   price $785,000
8. 2021-02-12
   price $775,000
9. 2020-10-26
   listed $795,000 Active
10. 2019-07-11
    listed $799,000
11. 2018-09-21
    listed $875,000
12. 2014-10-28
    listed $725,400
13. 2014-08-03
    listed $879,000
14. 2013-09-27
    soldstatus
15. 2013-06-18
    listed $640,000
16. 2006-12-18
    listed $575,000
17. 2000-11-15
    listed $65,000
18. 1995-11-20
    soldstatus
19. 1994-12-26
    listed $167,500

ⓘ 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: $10,177 · $848/mo
• Projected year-2 tax: $11,187 · $932/mo
• Expected delta: +$1,010/yr (+$84/mo · 9.9%)

ⓘ 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: $130,680
• − Mortgage interest: −$57,416
• − Property taxes: −$10,177
• − Insurance: −$5,125
• − Repairs & maintenance: −$10,454
• − Management: −$10,454
• − Depreciation: −$29,818
• Taxable income: $7,235
• Est. tax owed @ 24.0%: −$1,736
• After-tax cash flow: $21,696/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): 12,964
• Household income: $76,144
• Rent vs Own: 68.2% rent · 31.8% own
• Severe rent burden: 747.0

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: Highly diverse neighborhood (Simpson 0.78)
• Race & ethnicity: White 43% Asian 15% Native American 15% Two or more races 13% Hispanic / Latino 8% Black 8% Pacific Islander 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 2% Slovak 2% Romanian 2%
• Foreign-born: 17% · Canada, Jamaica, China
• Languages at home: 75% English-only · Tagalog/Filipino 9% Spanish 6% Other Asian/Pacific 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: ▲ 3.10%
• Current HPI: 238.2191
• Rent YoY: ▲ 2.28%
• Metro: Anchorage, AK
• State GDP YoY: —
• F500 in state: 0

Price history

+511.9% since first listed

19 events — show timeline

• 2025-06-24 Pending — AKMLS
• 2025-04-05 Listed $1,025,000 AKMLS
• 2024-03-22 Price Changed $1,100,000 AKMLS
• 2024-03-04 Listed $1,200,000 AKMLS
• 2022-01-07 Sold (Public Records) — Public Records
• 2021-05-28 Pending — AKMLS
• 2021-05-27 Price Changed $785,000 AKMLS
• 2021-02-12 Price Changed $775,000 AKMLS
• 2020-10-26 Listed $795,000 AKMLS
• 2019-07-11 Listed $799,000 AKMLS
• 2018-09-21 Listed $875,000 AKMLS
• 2014-10-28 Listed $725,400 AKMLS
• 2014-08-03 Listed $879,000 AKMLS
• 2013-09-27 Sold (Public Records) — Public Records
• 2013-06-18 Listed $640,000 AKMLS
• 2006-12-18 Listed $575,000 AKMLS
• 2000-11-15 Listed $65,000 AKMLS
• 1995-11-20 Sold (Public Records) — Public Records
• 1994-12-26 Listed $167,500 AKMLS

Property tax history

+2.5%/yr

Latest (2025): $10,177 · +3.6% YoY. Source: county tax records.