607 Copperbush Ct #607 · Anchorage, AK 99518

$239,900

2 bd · 1.5 ba · 1,075 sqft · Condo public records · 265 Days on market

Built 1978 $223/sqft · 11% above area Est $236k · 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).

• Appreciation +8.1/10.0
• Cash flow +7.4/30.0
• ARV discount +6.7/15.0
• 1% rule +3.9/10.0
• Livability +3.9/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0

Listing remarks MLS

For Sale By Owner-Available to view but need to schedule viewing. Beautifully remodeled Condo in Mid-town Anchorage at Woodlands East. Building residing slated with HOA. 2 car tandem garage, storage room, wood fireplace, remodeled fireplace surround, shelving added for better use of space. Lovely remodeled bedrooms with new fresh paint, new carpet and pad. Beautiful remodeled bathrooms with custom granite countertops. Remodeled shower areas. Refinished bathtub with updated accessories. Totally refinished tiled shower walls with Custom added soap and shampoo insets. Kitchen has updated cabinetry, glass tiled backsplash and custom cut granite countertops and bar top. New laminate flooring in entryway, hall and main living/dining room. New custom cut vinyl vertical blinds throughout home. Appliances: refrigerator/freezer, dishwasher, garbage disposal, oven/range, washer/dryer HOA DUES include: Water, sewer, garbage, insurance, snow removal and lawn maintenance.

Key facts

• Refinished bathtub
• Wood fireplace
• Remodeled condo

Tags

• REMODELED CONDO
• WOOD FIREPLACE
• REMODELED BATHROOMS
• CUSTOM GRANITE COUNTERTOPS
• REMODELED SHOWER AREAS
• REFINISHED BATHTUB

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $240k.

Deal economics

• At list price, monthly cash flow is $-307 ($-4k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (10.5% below list).
• Recommended offer: $211k (12.0% below list) — sets the bar for market timing.
• Cap rate 4.8% 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.
• Market conditions: 49 active listings in the ZIP; 20 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

• In year one you build about $17k of equity ($2k loan paydown + $15k 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 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 265 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 18y 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 $211,112 (12.0% 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 265 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 0.89% ✗
• Cap rate: 4.76%
• Cash-on-cash: -5.48%
• DSCR: 0.76
• GRM: 9.3

CMA / ARV

• ARV (median comp): $235,550
• List price: $239,900
• Delta: 1.85%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 11.5%
• Equity multiple: 1.79×
• Total profit: $52,743
• Equity at exit: $153,771

10-year hold

• IRR: 12.4%
• Equity multiple: 3.53×
• Total profit: $170,223
• Equity at exit: $281,448

Cash invested: $67,172 (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: 9.3×

Monthly cashflow live

• Estimated rent: $2,146 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$267 /mo · $3,199/yr
• Insurance: −$100
• HOA est. from 3 same-building comps: −$378
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $-307

Break-even live

Break-even rent $2,535

Max offer price $185,678

Occupancy floor —

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6388 Fairweather Dr Anchorage, AK	3.0	2.0	1372	$2,500	$1.82	43d	1	0.29mi
701 E 78th Ave Unit 705 Anchorage, AK	2.0	2.0	1020	$2,450	$2.40	13d	1	0.57mi
7371 Huntsmen Cir Unit 16A Anchorage, AK	2.0	2.0	741	$1,995	$2.69	43d	1	0.61mi
5911 Denali St Unit B2 Anchorage, AK	3.0	1.5	1100	$1,700	$1.55	23d	1	0.64mi
7308 Chugach Meadows Loop Anchorage, AK	2.0	2.5	1240	$2,550	$2.06	13d	1	0.65mi
7310 Chugach Meadows Loop Anchorage, AK	2.0	2.0	1028	$2,399	$2.33	21d	1	0.65mi
7330 Meadow St Anchorage, AK	2.0	2.0	1028	$2,399	$2.33	23d	1	0.68mi
7538 Foxridge Way Unit 8H8H Anchorage, AK	2.0	2.0	741	$2,500	$3.37	13d	1	0.70mi
290 E 56th Ave Unit 290 Anchorage, AK	2.0	2.0	1500	$2,300	$1.53	43d	1	0.80mi
1674 Woodroe Ln #14 Anchorage, AK	3.0	2.0	1365	$2,500	$1.83	43d	1	0.91mi
5215 Mockingbird Dr Anchorage, AK	2.0	1.0	642	$1,700	$2.65	13d	10	1.04mi
2134 E 56th Ave Anchorage, AK	1.0–2.0	1.0–2.0	1015	$2,839	$2.80	13d	8	1.10mi
1041 W 77th Ave Anchorage, AK	2.0	1.5	1448	$2,700	$1.86	23d	1	1.13mi
1008 W 80th Ave Anchorage, AK	3.0	1.5	1267	$2,400	$1.89	43d	1	1.22mi
2237 E 56th Ave Anchorage, AK	1.0–2.0	1.0–2.0	681	$1,819	$2.67	21d	6	1.24mi
5360 Lake Otis Pkwy Unit 04 Anchorage, AK	2.0	1.0	850	$1,695	$1.99	23d	1	1.34mi
4631 Juneau St Anchorage, AK	1.0	1.0	765	$1,375	$1.80	23d	1	1.35mi
4611 Juneau St Anchorage, AK	1.0–2.0	1.0	800	$1,750	$2.19	43d	1	1.36mi
2230 E 52nd Ave #4 Anchorage, AK	2.0	1.0	1015	$1,950	$1.92	43d	1	1.38mi
5300 Lake Otis Pkwy Unit 11 Anchorage, AK	2.0	1.0	850	$1,695	$1.99	13d	1	1.38mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: watersewertrashsnow removal
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $239,900 Active 265 DOM
2. 2026-06-17
   days on market $239,900 Active 264 DOM
3. 2026-06-16
   days on market $239,900 Active 263 DOM
4. 2026-06-15
   days on market $239,900 Active 262 DOM
5. 2026-06-14
   days on market $239,900 Active 260 DOM
6. 2026-06-13
   days on market $239,900 Active 259 DOM
7. 2026-06-10
   days on market $239,900 Active 257 DOM
8. 2026-06-09
   days on market $239,900 Active 256 DOM
9. 2026-06-08
   days on market $239,900 Active 255 DOM
10. 2026-06-07
    days on market $239,900 Active 254 DOM
11. 2026-06-03
    days on market $239,900 Active 250 DOM
12. 2026-06-02
    days on market $239,900 Active 249 DOM
13. 2026-06-01
    days on market $239,900 Active 248 DOM
14. 2026-05-31
    days on market $239,900 Active 247 DOM
15. 2026-05-30
    days on market $239,900 Active 246 DOM
16. 2025-12-19
    soldstatus
17. 2025-09-25
    listed $239,900 Active 974-char remark

    Show marketing remark (974 chars)

    For Sale By Owner-Available to view but need to schedule viewing. Beautifully remodeled Condo in Mid-town Anchorage at Woodlands East. Building residing slated with HOA. 2 car tandem garage, storage room, wood fireplace, remodeled fireplace surround, shelving added for better use of space. Lovely remodeled bedrooms with new fresh paint, new carpet and pad. Beautiful remodeled bathrooms with custom granite countertops. Remodeled shower areas. Refinished bathtub with updated accessories. Totally refinished tiled shower walls with Custom added soap and shampoo insets. Kitchen has updated cabinetry, glass tiled backsplash and custom cut granite countertops and bar top. New laminate flooring in entryway, hall and main living/dining room. New custom cut vinyl vertical blinds throughout home. Appliances: refrigerator/freezer, dishwasher, garbage disposal, oven/range, washer/dryer HOA DUES include: Water, sewer, garbage, insurance, snow removal and lawn maintenance.

18. 2008-09-24
    soldstatus
19. 2008-08-14
    listed $130,000
20. 2005-10-03
    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: $3,199 · $267/mo
• Projected year-2 tax: $3,199 · $267/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: $25,757
• − Mortgage interest: −$13,438
• − Property taxes: −$3,199
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,061
• − Management: −$2,061
• − HOA: −$4,536
• − Depreciation: −$6,979
• Taxable loss: −$7,716
• Est. tax savings @ 24.0%: +$1,852
• After-tax cash flow: $-1,831/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

+84.5% since first listed

5 events — show timeline

• 2025-12-19 Sold (Public Records) — Public Records
• 2025-09-25 Listed $239,900 Fizber.com
• 2008-09-24 Sold (Public Records) — Public Records
• 2008-08-14 Listed $130,000 AKMLS
• 2005-10-03 Sold (Public Records) — Public Records

Property tax history

+5.6%/yr

Latest (2025): $3,199 · +22.3% YoY. Source: county tax records.