8040 Woodgreen Cir · Anchorage, AK 99518

$319,000

3 bd · 2.0 ba · 1,494 sqft · SingleFamily public records · 3 Days on market

Built 1982 3,830 sqft lot Est $396k · 19% under

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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).

• ARV discount +15.0/15.0
• Appreciation +8.1/10.0
• Cash flow +7.8/30.0
• Livability +3.9/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +1.9/10.0

Listing remarks

Comfortable, inviting, and full of charm, this townhouse is ready to welcome you home. Conveniently located with a cozy fireplace and hardwood floors throughout. The spacious primary bedroom features a charming bay window and spacious closet. The kitchen offers stainless steel appliances, while the private fenced backyard features a large patio perfect for entertaining or relaxing outside. More: Low maintenance features include a freshly painted exterior and new refrigerator.

Key facts

• Large patio
• Cozy fireplace
• Hardwood floors

Tags

• COZY FIREPLACE
• HARDWOOD FLOORS
• STAINLESS STEEL APPLIANCES
• PRIVATE FENCED BACKYARD
• LARGE PATIO
• FRESHLY PAINTED EXTERIOR

Property features AI

Exterior

• Parking: 2-car garage; No carport
• Security: CO detector(s); Smoke detector(s)
• Utilities: Public sewer
• Home design: Residential property; Attached property
• Construction: Block construction; Built in 1982; Asphalt shingle roof
• Exterior features: Fenced yard; Located in a fire service area; Paved road access

Interior

• Kitchen: Refrigerator; Laminate counters
• Bedrooms: 3 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Interior features: Refrigerator included; BR/BA on main level; CO detector(s); Electric fireplace in family room; Smoke detector(s); Laminate counters
• Laundry & utility: Electric utilities

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $319k.

Deal economics

• At list price, monthly cash flow is $-357 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $256k (19.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $236k (25.9% below list).
• Recommended offer: $236k (25.9% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 3.8% in Anchorage — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Campbell Stem Elementary (math 32% / reading 32%, grade F, #104 of 156 statewide, top 70%, 415 students, 47% FRL); Mears Middle School (math 30% / reading 47%, grade F, #17 of 36 statewide, top 46%, 733 students, 30% FRL); Dimond High School (math 37% / reading 41%, grade F, #23 of 61 statewide, top 37%, 1,443 students, 25% FRL) — zoned schools at 34% FRL track the district average.
• Market conditions: 49 active listings in the ZIP; 8 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).
• This rent runs 30% of the median local income ($94k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $22k of equity ($2k loan paydown + $20k appreciation (6.2% local appreciation)).
• Anchorage County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 29y 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 $236,365 (25.9% 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: 0.74% ✗
• Cap rate: 4.95%
• Cash-on-cash: -4.80%
• DSCR: 0.79
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $395,910
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
904 Jayme Ct	0.19mi	3/1.5	1,566 (+5%)	1mo	$235,000	$150	80
8420 Mentra Ct	0.34mi	3/2.0	1,530 (+2%)	9mo	$465,000	$304	73
7800 Rovenna St	0.21mi	3/2.5	1,344 (-10%)	0mo	$350,000	$260	71
150 Sorcerer Ct	0.54mi	4/2.0 (+1)	1,464 (-2%)	0mo	$319,900	$219	66
7740 Lars Cir	0.26mi	3/2.5	1,344 (-10%)	6mo	$365,000	$272	64
915 Jayme Ct	0.22mi	2/1.5 (-1)	1,654 (+11%)	3mo	$322,000	$195	62
8250 Country Woods Dr	0.68mi	3/2.0	1,468 (-2%)	4mo	$425,000	$290	62
7835 Highlander Dr	0.33mi	3/2.5	1,645 (+10%)	7mo	$369,000	$224	60
7531 Margaret Cir	0.36mi	3/2.0	1,638 (+10%)	8mo	$424,900	$259	60
1310 Heidi Cir	0.73mi	3/2.0	1,508 (+1%)	7mo	$465,000	$308	59
819 W 76th Ave	0.32mi	4/2.0 (+1)	1,644 (+10%)	10mo	$434,900	$265	56
7000 Chad St	0.72mi	3/2.0	1,639 (+10%)	2mo	$495,000	$302	49

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.0%
• Equity multiple: 1.82×
• Total profit: $73,117
• Equity at exit: $204,473

10-year hold

• IRR: 12.7%
• Equity multiple: 3.60×
• Total profit: $232,021
• Equity at exit: $374,248

Cash invested: $89,320 (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 99518

• Home prices YoY: 2.1%
• Active inventory: 49
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,364 high
• Mortgage (P&I): −$1,673
• Tax from tax record: −$418 /mo · $5,021/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$496
• Net cashflow: $-357

Break-even live

Break-even rent $2,815

Max offer price $255,945

Occupancy floor —

Sensitivity live

Price	-10% $-176	-5% $-267	+0% $-357	+5% $-447	+10% $-538
Rent	-10% $-544	-5% $-450	+0% $-357	+5% $-264	+10% $-170
Rate	-1.0pp $-196	-0.5pp $-276	base $-357	+0.5pp $-440	+1.0pp $-524

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: $79,750
• Closing costs: $9,570
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1008 W 80th Ave Anchorage, AK	3.0	1.5	1267	$2,400	$1.89	45d	1	0.07mi
1041 W 77th Ave Anchorage, AK	2.0	1.5	1448	$2,700	$1.86	25d	1	0.26mi
701 E 78th Ave Unit 705 Anchorage, AK	2.0	2.0	1020	$2,450	$2.40	15d	1	0.94mi
7301 Woburn Cir Anchorage, AK	2.0	1.5	1000	$1,550	$1.55	45d	1	0.99mi
6388 Fairweather Dr Anchorage, AK	3.0	2.0	1372	$2,500	$1.82	45d	1	1.23mi
3104 Draco Dr Anchorage, AK	3.0	2.0	1512	$2,500	$1.65	25d	1	1.38mi
8848 Boom Cir Anchorage, AK	3.0	3.0	1480	$2,500	$1.69	25d	1	1.43mi
5911 Denali St Unit B2 Anchorage, AK	3.0	1.5	1100	$1,700	$1.55	25d	1	1.48mi

Listing history 4 events

1. 2026-06-15
   statusdays on market $319,000 Pending 3 DOM
2. 2026-06-14
   days on market $319,000 Active 2 DOM
3. 2026-06-13
   remarks 480-char remark
4. 2026-06-13
   listed $319,000 Active 1 DOM

ⓘ 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: $5,021 · $418/mo
• Projected year-2 tax: $5,021 · $418/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: $28,364
• − Mortgage interest: −$17,869
• − Property taxes: −$5,021
• − Insurance: −$1,595
• − Repairs & maintenance: −$2,269
• − Management: −$2,269
• − Depreciation: −$9,280
• Taxable loss: −$9,940
• Est. tax savings @ 24.0%: +$2,386
• After-tax cash flow: $-1,898/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): 9,764
• Household income: $93,995
• Rent vs Own: 42.3% rent · 57.7% own
• Severe rent burden: 385.0

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 0.67)
• Race & ethnicity: White 56% Two or more races 17% Hispanic / Latino 12% Black 7% Native American 5% Asian 4%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Common ancestry: Portuguese 4% Lithuanian 2% Romanian 2%
• Foreign-born: 6% · Canada, South Korea, China
• Languages at home: 91% English-only · Spanish 5% Tagalog/Filipino 2% Korean 1%

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: ▲ 6.20%
• Current HPI: 294.8217
• Rent YoY: —
• Metro: Anchorage, AK
• State GDP YoY: —
• F500 in state: 0

Price history

+151.2% since first listed

12 events — show timeline

• 2026-06-12 Listed $319,000 AKMLS
• 2017-06-27 Sold (Public Records) — Public Records
• 2017-05-03 Listed $255,000 AKMLS
• 2012-01-04 Listed $249,900 AKMLS
• 2005-09-30 Sold (Public Records) — Public Records
• 2005-08-08 Listed $202,900 AKMLS
• 2005-05-11 Listed $214,900 AKMLS
• 2002-07-25 Sold (Public Records) — Public Records
• 1998-10-23 Sold (Public Records) — Public Records
• 1998-09-08 Listed $133,000 AKMLS
• 1997-07-22 Listed $127,000 AKMLS
• 1997-06-06 Listed $127,000 AKMLS

Property tax history

+4.1%/yr

Latest (2025): $5,021 · +3.3% YoY. Source: county tax records.