21220 Monron St · Anchorage, AK 99567

$168,000

3 bd · 2.0 ba · 2,416 sqft · SingleFamily public records · 143 Days on market

Built 1960 Poor condition 0.42 ac lot $70/sqft · 75% below area

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.8/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

1.5 Story Chugiak home w/3BR/2BA on a corner lot. Well treed for privacy. Storage shed. Located in a quiet neighborhood that is just a few minutes drive to restaurants, gas, and groceries. Do not miss out on this opportunity for sweat equity or investment! Call to schedule a showing today!

Key facts

• Storage shed
• Well treed
• Quiet neighborhood

Tags

• CORNER LOT
• WELL TREED
• STORAGE SHED
• QUIET NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $168k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $168k).
• Recommended offer: $148k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.2% vs local median 3.9% 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: Chugiak Elementary (math 62% / reading 52%, grade C+, #25 of 156 statewide, top 18%, 448 students, 17% FRL); Mirror Lake Middle School (math 39% / reading 53%, grade D+, #10 of 36 statewide, top 26%, 563 students, 21% FRL); Chugiak High School (math 42% / reading 42%, grade F, #17 of 61 statewide, top 32%, 905 students, 19% FRL) — zoned schools average 19% FRL vs 38% district-wide (19 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 146 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 306 units permitted in Anchorage Municipality in 2024 (90 in 5+ unit buildings).
• This rent runs 39% of the median local income ($128k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $47k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $112k (40%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price.

Recommended offer $147,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 143 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
10. 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.
11. 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: 2.50% ✓
• Cap rate: 20.24%
• Cash-on-cash: 49.82%
• DSCR: 3.22
• GRM: 3.3

CMA / ARV

• ARV (median comp): $499,445
• List price: $168,000
• Delta: -66.36%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21212 Rock Ptarmigan St	0.19mi	3/3.0	2,411 (-0%)	2mo	$610,000	$253	86
21050 Meadow Lake Dr	0.18mi	3/3.0	2,314 (-4%)	3mo	$575,000	$248	78
21635 Settlers Dr	0.34mi	3/3.0	2,364 (-2%)	5mo	$350,000	$148	72
20910 Country View Dr	0.24mi	3/2.0	2,144 (-11%)	2mo	$450,000	$210	68
20527 Mark Cir	0.46mi	3/1.5	2,492 (+3%)	6mo	$659,000	$264	66
25220 Schaff Dr	0.43mi	3/2.5	2,212 (-8%)	8mo	$549,000	$248	57
24236 Hearthstone Dr	0.34mi	3/2.0	2,243 (-7%)	23mo	$419,000	$187	53
20903 Chickadee St	0.58mi	3/2.0	2,057 (-15%)	22mo	$449,900	$219	30

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 47.6%
• Equity multiple: 3.07×
• Total profit: $97,354
• Equity at exit: $25,049

10-year hold

• IRR: 53.2%
• Equity multiple: 6.22×
• Total profit: $245,712
• Equity at exit: $14,526

Cash invested: $47,040 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 3 active · 10 under contract
• Months of supply: 1.8 mo (56%/mo absorbed)
• Median asking: $599,000 ($237/sqft)
• Median days on market: 47 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -12.8% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 99567

• Home prices YoY: -4.7%
• Active inventory: 146
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $4,200 medium
• Mortgage (P&I): −$881
• Tax from tax record: −$414 /mo · $4,968/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$882
• Net cashflow: $1,953

Break-even live

Break-even rent $1,728

Max offer price $168,000

Occupancy floor 48%

Sensitivity live

Price	-10% $2,048	-5% $2,001	+0% $1,953	+5% $1,905	+10% $1,858
Rent	-10% $1,621	-5% $1,787	+0% $1,953	+5% $2,119	+10% $2,285
Rate	-1.0pp $2,038	-0.5pp $1,996	base $1,953	+0.5pp $1,909	+1.0pp $1,865

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: $42,000
• Closing costs: $5,040
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19452 Sullins Dr Chugiak, AK	4.0	2.5	2617	$4,200	$1.60	140d	1	1.08mi

Listing history 50 events

1. 2026-09-24
   days on market $168,000 Active 143 DOM
2. 2026-09-23
   days on market $168,000 Active 142 DOM
3. 2026-09-22
   days on market $168,000 Active 141 DOM
4. 2026-09-21
   days on market $168,000 Active 140 DOM
5. 2026-09-20
   days on market $168,000 Active 139 DOM
6. 2026-09-18
   days on market $168,000 Active 137 DOM
7. 2026-09-17
   days on market $168,000 Active 136 DOM
8. 2026-09-16
   days on market $168,000 Active 135 DOM
9. 2026-09-15
   days on market $168,000 Active 134 DOM
10. 2026-09-14
    days on market $168,000 Active 133 DOM
11. 2026-09-13
    days on market $168,000 Active 132 DOM
12. 2026-09-12
    days on market $168,000 Active 131 DOM
13. 2026-09-11
    days on market $168,000 Active 130 DOM
14. 2026-09-05
    days on market $168,000 Active 124 DOM
15. 2026-09-04
    days on market $168,000 Active 123 DOM
16. 2026-09-03
    days on market $168,000 Active 122 DOM
17. 2026-08-31
    days on market $168,000 Active 119 DOM
18. 2026-08-30
    days on market $168,000 Active 118 DOM
19. 2026-08-29
    days on market $168,000 Active 117 DOM
20. 2026-08-28
    days on market $168,000 Active 116 DOM
21. 2026-08-27
    days on market $168,000 Active 115 DOM
22. 2026-08-26
    days on market $168,000 Active 114 DOM
23. 2026-08-25
    days on market $168,000 Active 113 DOM
24. 2026-08-24
    days on market $168,000 Active 112 DOM
25. 2026-08-23
    days on market $168,000 Active 111 DOM
26. 2026-08-22
    days on market $168,000 Active 110 DOM
27. 2026-08-21
    days on market $168,000 Active 109 DOM
28. 2026-08-20
    days on market $168,000 Active 108 DOM
29. 2026-08-19
    days on market $168,000 Active 107 DOM
30. 2026-08-18
    days on market $168,000 Active 106 DOM
31. 2026-08-17
    days on market $168,000 Active 105 DOM
32. 2026-08-16
    days on market $168,000 Active 104 DOM
33. 2026-08-15
    days on market $168,000 Active 103 DOM
34. 2026-08-15
    remarks 324-char remark
35. 2026-08-15
    price $168,000 Active 102 DOM
36. 2026-08-14
    days on market $196,000 Active 102 DOM
37. 2026-08-13
    days on market $196,000 Active 101 DOM
38. 2026-08-12
    days on market $196,000 Active 100 DOM
39. 2026-08-11
    days on market $196,000 Active 99 DOM
40. 2026-08-10
    days on market $196,000 Active 98 DOM
41. 2026-08-09
    days on market $196,000 Active 97 DOM
42. 2026-08-08
    days on market $196,000 Active 96 DOM
43. 2026-08-07
    days on market $196,000 Active 95 DOM
44. 2026-08-06
    days on market $196,000 Active 94 DOM
45. 2026-08-05
    days on market $196,000 Active 93 DOM
46. 2026-08-04
    days on market $196,000 Active 92 DOM
47. 2026-08-03
    days on market $196,000 Active 91 DOM
48. 2026-07-31
    days on market $196,000 Active 88 DOM
49. 2026-07-30
    days on market $196,000 Active 87 DOM
50. 2026-07-29
    days on market $196,000 Active 86 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: $4,968 · $414/mo
• Projected year-2 tax: $4,968 · $414/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: $50,400
• − Mortgage interest: −$9,411
• − Property taxes: −$4,968
• − Insurance: −$840
• − Repairs & maintenance: −$4,032
• − Management: −$4,032
• − Depreciation: −$4,887
• Taxable income: $22,230
• Est. tax owed @ 24.0%: −$5,335
• After-tax cash flow: $18,101/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 · 9 photos

Poor 20/100 Extensive rehab Est. rehab $120,800–$217,440 screening

This home requires extensive repairs and updates to its roof, exterior siding, flooring, interior walls, and HVAC system. The repairs and updates will significantly improve the home's appearance and increase its resale value.

Components & finishes AI

Roof asphalt shingle · good Flooring tile

Deferred maintenance Est. $12,000–$38,000 screening

• Minor Roof (roof) — No visible signs of damage or wear
• Minor Windows (windows) — No visible signs of damage or wear
• Minor Electrical (electrical) — No visible signs of damage or wear
• Minor Plumbing (plumbing) — No visible signs of damage or wear
• Major Exterior (exterior) — Significant damage to siding and foundation

Repairs flagged

• Major roof — The roof appears to be in poor condition, with visible damage and potential leaks.
• Major exterior siding — The exterior siding is peeling and in poor condition, with visible damage and debris on the ground.
• Major flooring — The flooring in the kitchen and living areas appears to be in poor condition, with visible wear and tear.
• Major interior walls — The interior walls are in poor condition, with visible damage and peeling paint.
• Major HVAC system — The HVAC system appears to be in poor condition, with visible damage and potential issues.

Value-add opportunities

• Resale roof replacement — A new roof will significantly improve the home's appearance and increase its resale value. ↑
• Resale exterior siding repair and painting — A new exterior siding and paint job will improve the home's curb appeal and increase its resale value. ↑
• Resale flooring replacement — New flooring will improve the home's appearance and increase its resale value. ↑
• Resale interior wall repair and painting — New interior walls and paint job will improve the home's appearance and increase its resale value. ↑
• Resale HVAC system replacement — A new HVAC system will improve the home's comfort and energy efficiency, increasing its resale value. ↑

ⓘ Rehab cost is a screening estimate — Extensive scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 48/100

Zoned Schools

Elementary Chugiak Elementary C+ AK #25/156 Nat'l #8,534/41,679 Middle Mirror Lake Middle School D+ AK #10/36 Nat'l #4,433/14,009 High Chugiak High School F AK #17/61 Nat'l #7,572/17,239

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

B Composite livability gradescore 78/100

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 · 314,993 people
• City population: 218,117
• Metro: Anchorage, AK
• Population (ZIP): 6,739
• Household income: $128,250
• Rent vs Own: 11.2% rent · 88.8% own
• Severe rent burden: 20% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 7% Two or more races 6% Native American 5% Pacific Islander 1%
• Hispanic origin (detail): Puerto Rican 1%
• Common ancestry: Portuguese 4% Italian 3% Serbian 2%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 5% German/W. Germanic 1%

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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: ▼ -13.74%
• Current HPI: 279.3784
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

3 events — show timeline

• 2026-05-12 Relisted — AKMLS
• 2026-02-25 Pending — AKMLS
• 2026-02-17 Listed $280,000 AKMLS

Property tax history

+12.9%/yr

Latest (2025): $4,968 · +1.5% YoY. Source: county tax records.