3806 W 79th Ave · Anchorage, AK 99502

$499,000

8 bd · 2.0 ba · 2,955 sqft · MultiFamily public records · 1 Days on market

Built 1966 10,125 sqft lot Est $656k · 24% under

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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 +21.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +5.6/10.0
• Livability +3.9/5.0
• Schools +3.7/10.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Upstairs 5 bedrooms and down 4 bedrooms. Lots of upgrades done, new boiler , double pane windows new deck. Has updated fire sprinkler system. Great for senior living home. Call for a showing today. We need a 48 hour notice please.

Key facts

• New boiler
• Double pane windows
• New deck

Tags

• NEW BOILER
• DOUBLE PANE WINDOWS
• NEW DECK
• UPDATED FIRE SPRINKLER SYSTEM

Property features AI

Exterior

• Parking: 10 open parking spaces; No attached garage; No carport
• Utilities: Public sewer
• Home design: Multi-family property; Built in 1966; Wood-frame construction; Entry level not specified
• Construction: Poured concrete foundation; Composition/shingle roof
• Exterior features: Paved road access

Interior

• Bedrooms: 9 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Interior features: Carpet flooring

What this means for you Summary

Snapshot

• This is a 8-bed/2.0-bath multifamily listed at $499k.

Deal economics

• At list price, monthly cash flow is $720 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $499k).
• Cap rate 8.0% 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: Sand Lake Elementary (math 40% / reading 46%, grade F, #69 of 156 statewide, top 44%, 508 students, 32% 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).
• Market conditions: Rents rising fast (+4.6%/yr); 139 active listings in the ZIP; high-income renter base; 306 units permitted in Anchorage Municipality in 2024 (90 in 5+ unit buildings).
• At $5,311/mo this rent would consume 55% of the median local household income ($116k/yr) (locally 384% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $15k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 22y 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 $499,000

Questions for the listing agent

1. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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 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: 8.03%
• Cash-on-cash: 6.19%
• DSCR: 1.28
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $656,010
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7737 Wisteria St	0.53mi	7/3.0 (-1)	2,700 (-9%)	9mo	$555,000	$206	44
7447 Jewel Lake Rd	0.28mi	9/4.0 (+1)	3,248 (+10%)	21mo	$720,000	$222	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 · 4.57% rent growth · sell at horizon

5-year hold

• IRR: -5.0%
• Equity multiple: 0.81×
• Total profit: $-26,359
• Equity at exit: $74,403

10-year hold

• IRR: 6.5%
• Equity multiple: 1.52×
• Total profit: $72,625
• Equity at exit: $43,144

Cash invested: $139,720 (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 99502

• Rents YoY: 4.6%
• Active inventory: 139
• Price-to-rent: 14.9×

Monthly cashflow live

• Estimated rent: $5,311 medium
• Mortgage (P&I): −$2,617
• Tax from tax record: −$651 /mo · $7,807/yr
• Insurance: −$208
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,115
• Net cashflow: $720

Break-even live

Break-even rent $4,399

Max offer price $499,000

Occupancy floor 81%

Sensitivity live

Price	-10% $1,003	-5% $862	+0% $720	+5% $579	+10% $438
Rent	-10% $301	-5% $511	+0% $720	+5% $930	+10% $1,140
Rate	-1.0pp $972	-0.5pp $847	base $720	+0.5pp $591	+1.0pp $460

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

Units	Beds	Baths	Est. rent
1× unit	5	1	$2,785
1× unit	4	1	$2,526
Total (2 units)			$5,311

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: $124,750
• Closing costs: $14,970
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-05-26
   listed $499,000 Active
2. 2014-01-17
   soldstatus
3. 2013-10-14
   listed $320,000
4. 2007-10-12
   listed $297,000
5. 2007-03-08
   listed $369,500
6. 2005-01-20
   soldstatus
7. 2004-11-19
   listed $350,000
8. 2004-08-05
   soldstatus
9. 2004-05-03
   listed $265,000
10. 2004-05-03
    listed $265,000
11. 2001-09-28
    soldstatus
12. 1984-09-28
    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: $7,807 · $651/mo
• Projected year-2 tax: $7,807 · $651/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: $63,732
• − Mortgage interest: −$27,952
• − Property taxes: −$7,807
• − Insurance: −$2,495
• − Repairs & maintenance: −$5,099
• − Management: −$5,099
• − Depreciation: −$14,516
• Taxable income: $765
• Est. tax owed @ 24.0%: −$184
• After-tax cash flow: $8,461/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): 25,006
• Household income: $116,071
• Rent vs Own: 29.3% rent · 70.7% own
• Severe rent burden: 384.0

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 0.65)
• Race & ethnicity: White 58% Two or more races 14% Native American 10% Asian 9% Hispanic / Latino 8% Black 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 4% Italian 3% Slovak 3%
• Foreign-born: 9% · South Korea, Canada
• Languages at home: 85% English-only · Spanish 6% 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: ▼ -205.90%
• Current HPI: 290.7795
• Rent YoY: ▲ 4.57%
• Metro: Anchorage, AK
• State GDP YoY: —
• F500 in state: 0

Price history

+88.3% since first listed

12 events — show timeline

• 2026-05-26 Listed $499,000 AKMLS
• 2014-01-17 Sold (Public Records) — Public Records
• 2013-10-14 Listed $320,000 AKMLS
• 2007-10-12 Listed $297,000 AKMLS
• 2007-03-08 Listed $369,500 AKMLS
• 2005-01-20 Sold (Public Records) — Public Records
• 2004-11-19 Listed $350,000 AKMLS
• 2004-08-05 Sold (Public Records) — Public Records
• 2004-05-03 Listed $265,000 AKMLS
• 2004-05-03 Listed $265,000 AKMLS
• 2001-09-28 Sold (Public Records) — Public Records
• 1984-09-28 Sold (Public Records) — Public Records

Property tax history

+3.3%/yr

Latest (2025): $7,807 · +1.8% YoY. Source: county tax records.