329 E 14th Ave #107 · Anchorage, AK 99501

$165,000

1 bd · 1.0 ba · 848 sqft · Condo · 73 Days on market

Built 1982 Good condition $195/sqft · 27% below area Est $225k · 27% under $549/mo HOA · 32% of rent

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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
• Cash flow +5.5/30.0
• 1% rule +5.3/10.0
• Livability +3.9/5.0
• Rent growth +3.8/5.0
• Condition / age +3.8/5.0
• Schools +3.7/10.0
• Appreciation +0.1/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Opportunity in Third Addition-- listed below municipal assessed value!! This remodeled condo offers spacious living, a well-appointed kitchen, and a fireplace for added warmth. Secure building with updated fire system and two parking spaces included. Enjoy a highly walkable downtown location near Chester Creek Trail, restaurants, and more. HOA dues cover most utilities and maintenance for for simple, low-maintenance living.

Key facts

• New fire system
• Secure building
• $549 HOA

Tags

• REMODELED THIRD ADDITION CONDO
• WALKING DISTANCE TO SCHOOLS
• SECURE BUILDING
• NEW FIRE SYSTEM
• DEDICATED PARKING SPACES
• WELL-APPOINTED KITCHEN

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $165k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-349 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $114k (30.6% below list).
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $114k (30.6% below list) — sets the bar for cash-flow.

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.
• Market conditions: Rents rising fast (+5.1%/yr); 102 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $5k 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 73 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent.

Recommended offer $114,431 (30.6% 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. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.03% ✓
• Cap rate: 3.75%
• Cash-on-cash: -9.08%
• DSCR: 0.60
• GRM: 8.1

CMA / ARV

• ARV (median comp): $225,201
• List price: $165,000
• Delta: -26.73%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.12% rent growth · sell at horizon

5-year hold

• IRR: -28.3%
• Equity multiple: 0.03×
• Total profit: $-44,938
• Equity at exit: $24,602

10-year hold

• IRR: -17.3%
• Equity multiple: -0.09×
• Total profit: $-50,487
• Equity at exit: $14,266

Cash invested: $46,200 (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 99501

• Home prices YoY: -3.7%
• Rents YoY: 5.1%
• Active inventory: 102
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,696 high
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$549
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $-349

Break-even live

Break-even rent $2,138

Max offer price $114,431

Occupancy floor —

Sensitivity live

Price	-10% $-235	-5% $-292	+0% $-349	+5% $-406	+10% $-463
Rent	-10% $-483	-5% $-416	+0% $-349	+5% $-282	+10% $-215
Rate	-1.0pp $-266	-0.5pp $-308	base $-349	+0.5pp $-392	+1.0pp $-436

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
329 E 14th Ave #14 Anchorage, AK	2.0	2.0	977	$2,150	$2.20	44d	1	0.01mi
1315 Cordova St Anchorage, AK	1.0	1.0	641	$1,100	$1.72	14d	1	0.04mi
1208 Denali St Apt 2 Anchorage, AK	2.0	1.0	900	$1,800	$2.00	24d	1	0.10mi
1208 Denali St Unit 6 Anchorage, AK	2.0	1.0	850	$1,750	$2.06	14d	1	0.10mi
1201 Denali St #303 Anchorage, AK	2.0	2.0	1008	$2,300	$2.28	44d	1	0.11mi
234 E 15th Ave Anchorage, AK	2.0	1.0	609	$1,342	$2.20	14d	6	0.13mi
526 E 15th Ave #4 Anchorage, AK	2.0	1.0	900	$1,500	$1.67	14d	1	0.17mi
380 E 11th Ave Unit 124 Anchorage, AK	2.0	2.0	930	$2,800	$3.01	14d	1	0.17mi
380 E 11th Ave Unit 426 Anchorage, AK	2.0	1.0	900	$2,600	$2.89	24d	1	0.17mi
540 Vista Glen Ct Apt 3 Anchorage, AK	1.0	1.0	600	$1,125	$1.88	44d	1	0.17mi
201 E 16th Ave Anchorage, AK	2.0	1.0	626	$1,338	$2.14	14d	6	0.20mi
524 E 11th Ave Anchorage, AK	1.0	1.0	745	$1,300	$1.74	14d	1	0.21mi
1101 B St Anchorage, AK	1.0–2.0	1.0–2.0	800	$2,450	$3.06	14d	4	0.29mi
1335 Hyder St Unit 7 Anchorage, AK	2.0	1.0	800	$1,400	$1.75	14d	1	0.32mi
827 E 11th Ave Apt 4 Anchorage, AK	2.0	1.0	900	$1,400	$1.56	24d	1	0.39mi
511 W 17th Ave Unit 513 Anchorage, AK	2.0	1.0	932	$2,500	$2.68	22d	1	0.53mi
618 Gambell St Unit 33 Anchorage, AK	1.0	1.0	600	$1,300	$2.17	44d	1	0.54mi
618 Gambell St Unit 23 Anchorage, AK	1.0	1.0	600	$1,300	$2.17	24d	1	0.54mi
518 E 22nd Ave #7 Anchorage, AK	1.0	1.0	589	$1,250	$2.12	44d	1	0.60mi
1526 Medfra St Unit 7 Anchorage, AK	2.0	1.0	900	$1,650	$1.83	24d	1	0.63mi
423 W 22nd Ave Anchorage, AK	1.0–2.0	1.0–2.0	794	$1,350	$1.70	14d	6	0.66mi
2326 Cordova St Unit 1 5 Anchorage, AK	1.0	1.0	600	$1,500	$2.50	44d	1	0.66mi
537 E 24th Ave #4 Anchorage, AK	2.0	1.0	950	$1,550	$1.63	44d	1	0.68mi
337 E 4th Ave Anchorage, AK	1.0	1.0	678	$1,500	$2.21	44d	1	0.68mi
1337 E 14th Ave Unit B Anchorage, AK	2.0	1.5	1000	$1,595	$1.59	44d	1	0.69mi
1945 Karluk St Unit 04 Anchorage, AK	2.0	1.0	800	$1,550	$1.94	14d	1	0.72mi
1515 Nelchina St Apt 4 Anchorage, AK	2.0	1.0	900	$1,500	$1.67	14d	1	0.74mi
1601 Medfra St Anchorage, AK	2.0	1.0–2.0	625	$1,338	$2.14	24d	10	0.76mi
1441 E 12th Ave Unit 1 Anchorage, AK	2.0	1.0	900	$1,495	$1.66	24d	1	0.77mi
201 Barrow St #305 Anchorage, AK	1.0	1.0	711	$2,800	$3.94	44d	1	0.78mi
2225 Arctic Blvd Anchorage, AK	2.0	1.0	682	$1,460	$2.14	14d	6	0.84mi
925 W 7th Ave Unit 415 Anchorage, AK	1.0	1.0	630	$1,350	$2.14	14d	1	0.87mi
1000 W 8th Ave Anchorage, AK	1.0	1.0	528	$2,600	$4.92	44d	1	0.89mi
2701 Denali St Unit 5 Anchorage, AK	2.0	1.0	800	$1,300	$1.62	14d	1	0.90mi
505 W 2nd Ave Anchorage, AK	1.0	1.0	800	$1,725	$2.16	44d	8	0.93mi
1110 W 6th Ave #302 Anchorage, AK	1.0	1.0	540	$2,500	$4.63	24d	1	1.02mi
540 L St Anchorage, AK	1.0–2.0	1.0–2.0	885	$2,600	$2.94	14d	3	1.04mi
1300 W 7th Ave Anchorage, AK	2.0	1.5	1050	$3,200	$3.05	44d	1	1.10mi
1300 W 7th Ave Anchorage, AK	2.0	1.0–1.5	1074	$2,600	$2.42	14d	2	1.11mi
907 W 27th Ave Unit 3 Anchorage, AK	1.0	1.0	600	$1,275	$2.12	44d	1	1.15mi

HOA detail condo

• Monthly dues: $549 · $6,588/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 4 events

1. 2026-06-01
   status $165,000 Pending 73 DOM
2. 2026-05-31
   days on market $165,000 Active 73 DOM
3. 2026-05-30
   days on market $165,000 Active 72 DOM
4. 2026-03-19
   listed $165,000 Active 429-char remark

   Show marketing remark (429 chars)

   Opportunity in Third Addition-- listed below municipal assessed value!! This remodeled condo offers spacious living, a well-appointed kitchen, and a fireplace for added warmth. Secure building with updated fire system and two parking spaces included. Enjoy a highly walkable downtown location near Chester Creek Trail, restaurants, and more. HOA dues cover most utilities and maintenance for for simple, low-maintenance living.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $20,352
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$1,628
• − Management: −$1,628
• − HOA: −$6,588
• − Depreciation: −$4,800
• Taxable loss: −$6,835
• Est. tax savings @ 24.0%: +$1,640
• After-tax cash flow: $-2,553/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This remodeled condo offers spacious living and a well-appointed kitchen, making it a great investment opportunity in a highly walkable downtown location.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Replace fireplace screen — Improves safety and aesthetics
• Both Update flooring — Modernizes the space and increases value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Replace fireplace screen — Improves safety and aesthetics ↑
• Both Update flooring — Modernizes the space and increases value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 16,175
• Household income: $70,891
• Rent vs Own: 62.8% rent · 37.2% own
• Severe rent burden: 889.0

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 0.70)
• Race & ethnicity: White 53% Hispanic / Latino 11% Two or more races 11% Native American 9% Black 9% Asian 6% Pacific Islander 4%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3% Dominican 1%
• Common ancestry: Portuguese 3% Slovak 3% Romanian 2%
• Foreign-born: 12% · Canada, Jamaica, China
• Languages at home: 81% English-only · Spanish 7% Other Asian/Pacific 2% Tagalog/Filipino 2%

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: ▼ -9.72%
• Current HPI: 251.948
• Rent YoY: ▲ 5.12%
• Metro: Anchorage, AK
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-03-19 Listed $165,000 AKMLS