2940 Sun Spot Cir · Anchorage, AK 99507

$329,900

3 bd · 1.5 ba · 1,302 sqft · SingleFamily public records · 9 Days on market

Built 1984 3,484 sqft lot Est $381k · 14% 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 +13.6/15.0
• Cash flow +12.1/30.0
• Rent growth +4.1/5.0
• Livability +3.9/5.0
• Schools +3.7/10.0
• DSCR +3.6/10.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

At the end of a cul-de-sac, you'll find a charming 1302sf home with no HOA dues, raspberry bushes in the spacious backyard, an interior where you can cozy up to the fireplace, and a functional layout where everyone can have their own private space. Recent improvements include new bedroom windows that invite in natural light, a newer sliding glass door leading to the backyard, updated flooring, and fresh paint throughout the home's high-traffic areas for a refreshed feel where it matters most. Upstairs, you'll find the primary suite connected to the jack-and-jill bathroom; a modern vanity paired with a large mirror that adds a clean, updated touch to the space. Down the hall, you'll love the

Key facts

• 3,484 sq ft lot
• Garage
• Built 1984

Property features AI

Exterior

• Parking: 1-car garage; No carport
• Utilities: Public sewer
• Home design: Residential property; Attached property; Built in 1984
• Construction: Block and wood frame construction
• Exterior features: Asphalt/composition shingle roof

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 total bathrooms (1 full, 1 half)
• Interior features: Wood stove

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $-74 ($-892/yr) — negative.
• To cash-flow at today's rent, offer at most $317k (4.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $264k (20.0% below list).
• Recommended offer: $264k (20.0% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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: Abbott Loop Elementary (math 17% / reading 27%, grade F, #128 of 156 statewide, top 86%, 248 students, 75% FRL); Hanshew Middle School (math 24% / reading 37%, grade F, #27 of 36 statewide, top 74%, 691 students, 42% FRL); Service High School (math 40% / reading 41%, grade F, #21 of 61 statewide, top 33%, 1,544 students, 28% FRL).
• Market conditions: Rents rising fast (+6.3%/yr); 188 active listings in the ZIP; 9 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

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 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 $264,040 (20.0% 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. 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: 0.80% ✗
• Cap rate: 6.02%
• Cash-on-cash: -0.97%
• DSCR: 0.96
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $381,486
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8020 Sabrina St	0.15mi	2/2.0 (-1)	1,360 (+4%)	2mo	$335,000	$246	77
8530 Gordon Cir	0.26mi	3/2.0	1,264 (-3%)	6mo	$385,000	$305	76
7809 Moose Run Cir	0.24mi	3/2.0	1,336 (+3%)	12mo	$349,900	$262	73
7801 Spruce St	0.38mi	2/1.0 (-1)	1,372 (+5%)	5mo	$319,500	$233	62
7811 Snow View Dr	0.26mi	4/1.5 (+1)	1,428 (+10%)	9mo	$305,995	$214	59
7721 Virda Lee Cir	0.44mi	3/1.5	1,216 (-7%)	13mo	$285,000	$234	58
7680 Delridge Cir	0.32mi	3/2.0	1,464 (+12%)	9mo	$424,900	$290	55
7730 Little Bend Cir	0.58mi	3/2.0	1,166 (-10%)	3mo	$367,900	$316	51
8921 Little Creek Dr	0.50mi	3/1.5	1,464 (+12%)	12mo	$470,000	$321	46
7711 Little Bend Cir	0.55mi	3/2.5	1,488 (+14%)	1mo	$436,000	$293	45
7950 Casey Cir	0.63mi	3/2.0	1,437 (+10%)	11mo	$450,000	$313	42
7324 Zurich St	0.64mi	3/2.0	1,439 (+10%)	11mo	$445,000	$309	41

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 · 6.35% rent growth · sell at horizon

5-year hold

• IRR: -14.4%
• Equity multiple: 0.47×
• Total profit: $-49,028
• Equity at exit: $49,189

10-year hold

• IRR: -1.2%
• Equity multiple: 0.91×
• Total profit: $-8,488
• Equity at exit: $28,524

Cash invested: $92,372 (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 99507

• Rents YoY: 6.3%
• Active inventory: 188
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,640 high
• Mortgage (P&I): −$1,730
• Tax from tax record: −$293 /mo · $3,513/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$554
• Net cashflow: $-74

Break-even live

Break-even rent $2,735

Max offer price $316,766

Occupancy floor 98%

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: $82,475
• Closing costs: $9,897
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8124 Marsha Loop Anchorage, AK	3.0	2.5	1480	$2,700	$1.82	43d	1	0.09mi
2721 E 84th Ave Unit A Anchorage, AK	3.0	2.0	1376	$2,900	$2.11	23d	1	0.20mi
7330 Meadow St Anchorage, AK	2.0	2.0	1028	$2,399	$2.33	23d	1	0.92mi
2400 Sentry Dr Anchorage, AK	2.0	2.0	910	$1,700	$1.87	21d	1	0.93mi
7310 Chugach Meadows Loop Anchorage, AK	2.0	2.0	1028	$2,399	$2.33	21d	1	0.95mi
7308 Chugach Meadows Loop Anchorage, AK	2.0	2.5	1240	$2,550	$2.06	13d	1	0.95mi
6521 Baby Bear Dr Anchorage, AK	3.0	2.0	1503	$2,995	$1.99	43d	1	0.97mi
2969 Silver Chase Ct Anchorage, AK	3.0	2.0	1388	$2,700	$1.95	43d	1	1.38mi
701 E 78th Ave Unit 705 Anchorage, AK	2.0	2.0	1020	$2,450	$2.40	13d	1	1.41mi

Listing history 13 events

1. 2026-06-01
   status $329,900 Pending 9 DOM
2. 2026-05-31
   days on market $329,900 Active 9 DOM
3. 2026-05-30
   days on market $329,900 Active 8 DOM
4. 2026-05-22
   listed $329,900 Active
5. 2020-08-31
   soldstatus
6. 2020-07-15
   status Pending
7. 2020-07-10
   listed $255,000 Active
8. 2013-09-13
   soldstatus
9. 2013-07-18
   listed $229,000
10. 2002-12-10
    soldstatus
11. 1997-09-10
    soldstatus
12. 1997-06-11
    listed $112,000
13. 1997-05-19
    listed $114,000

ⓘ 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: $3,513 · $293/mo
• Projected year-2 tax: $3,720 · $310/mo
• Expected delta: +$206/yr (+$17/mo · 5.9%)

ⓘ 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: $31,685
• − Mortgage interest: −$18,480
• − Property taxes: −$3,513
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,535
• − Management: −$2,535
• − Depreciation: −$9,597
• Taxable loss: −$6,624
• Est. tax savings @ 24.0%: +$1,590
• After-tax cash flow: $698/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): 37,301
• Household income: $107,992
• Rent vs Own: 28.0% rent · 72.0% own
• Severe rent burden: 775.0

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 0.68)
• Race & ethnicity: White 53% Asian 16% Two or more races 11% Hispanic / Latino 9% Native American 6% Black 4% Pacific Islander 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Portuguese 3% Romanian 2% Lithuanian 2%
• Foreign-born: 16% · Canada, South Korea, China
• Languages at home: 78% English-only · Tagalog/Filipino 8% Other Asian/Pacific 4% Spanish 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: ▼ -216.29%
• Current HPI: 273.1227
• Rent YoY: ▲ 6.35%
• Metro: Anchorage, AK
• State GDP YoY: —
• F500 in state: 0

Price history

+189.4% since first listed

10 events — show timeline

• 2026-05-22 Listed $329,900 AKMLS
• 2020-08-31 Sold (Public Records) — Public Records
• 2020-07-15 Pending — AKMLS
• 2020-07-10 Listed $255,000 AKMLS
• 2013-09-13 Sold (Public Records) — Public Records
• 2013-07-18 Listed $229,000 AKMLS
• 2002-12-10 Sold (Public Records) — Public Records
• 1997-09-10 Sold (Public Records) — Public Records
• 1997-06-11 Listed $112,000 AKMLS
• 1997-05-19 Listed $114,000 AKMLS

Property tax history

+2.6%/yr

Latest (2025): $3,513 · +7.2% YoY. Source: county tax records.