1930 E 72nd Ave · Anchorage, AK 99507

$575,000

4 bd · 3.0 ba · 2,592 sqft · MultiFamily public records · 3 Days on market

Built 1981 0.26 ac lot $222/sqft · 6% below area Est $609k · 6% 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).

• Cash flow +11.6/30.0
• ARV discount +10.0/15.0
• Rent growth +4.1/5.0
• Livability +3.9/5.0
• Schools +3.7/10.0
• DSCR +3.4/10.0
• 1% rule +3.3/10.0
• 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: 2 units. confirmed

Listing remarks

Welcome to a place that truly feels like home while offering incredible potential. This inviting duplex is perfect for both investors and owner-occupants. Whether you're looking to live in one unit and rent out the other, or build your portfolio with a solid income property. Inside, you'll find an open living space that feels comfortable, along with freshly painted interiors that give the home a clean, refreshed feel. Step outside to a large backyard with plenty of room to relax, play, or entertain, plus a huge roof deck where you can take in beautiful mountain views and enjoy time with family and friends. With no HOA and a convenient location near shopping, dining, and major roads, this pr

Key facts

• 0.26 acre lot
• 4 garage spots
• Built 1981

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.5-bath units multifamily listed at $575k.

Deal economics

• At list price, monthly cash flow is $-180 ($-2k/yr) — negative. Per door: $-90/mo.
• To cash-flow at today's rent, offer at most $543k (5.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $478k (17.0% below list).
• Recommended offer: $478k (17.0% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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); 197 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 306 units permitted in Anchorage Municipality in 2024 (90 in 5+ unit buildings).
• At $4,775/mo this rent would consume 53% of the median local household income ($108k/yr) (locally 775% 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 $4k of loan paydown is wiped out by about $17k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 10y ago; this cycle's ask is 25% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $477,500 (17.0% 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. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.83% ✗
• Cap rate: 5.92%
• Cash-on-cash: -1.34%
• DSCR: 0.94
• GRM: 10.0

CMA / ARV

• ARV (median comp): $609,232
• List price: $575,000
• Delta: -5.62%
• Verdict: FAIR
• Comps: 18 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6969 Stella Pl	0.24mi	3/3.5 (-1)	2,556 (-1%)	23mo	$589,900	$231	61

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: -14.8%
• Equity multiple: 0.45×
• Total profit: $-87,934
• Equity at exit: $85,734

10-year hold

• IRR: -1.4%
• Equity multiple: 0.89×
• Total profit: $-17,948
• Equity at exit: $49,715

Cash invested: $161,000 (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: 197
• Price-to-rent: 20.1×

Monthly cashflow live

• Estimated rent: $4,775 high
• Mortgage (P&I): −$3,015
• Tax from tax record: −$697 /mo · $8,366/yr
• Insurance: −$240
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,003
• Net cashflow: $-180

Break-even live

Break-even rent $5,003

Max offer price $543,233

Occupancy floor 99%

Sensitivity live

Price	-10% $146	-5% $-17	+0% $-180	+5% $-343	+10% $-505
Rent	-10% $-557	-5% $-368	+0% $-180	+5% $9	+10% $197
Rate	-1.0pp $110	-0.5pp $-34	base $-180	+0.5pp $-329	+1.0pp $-480

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.5	$4,776
Total (2 units)			$4,775

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: $143,750
• Closing costs: $17,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
635 E 73rd Ave Anchorage, AK	4.0	2.5	3045	$4,800	$1.58	45d	1	0.81mi

Listing history 15 events

1. 2026-06-22
   days on market $575,000 Active 3 DOM
2. 2026-06-18
   statusdays on market $575,000 Active 1 DOM
3. 2026-04-24
   status Active
4. 2026-04-05
   status Pending
5. 2024-06-05
   soldstatus
6. 2021-11-07
   status Active
7. 2021-11-04
   status Pending
8. 2021-10-28
   status Active
9. 2021-10-16
   status Pending
10. 2021-09-14
    price $439,000
11. 2021-07-01
    listed $459,000 Active
12. 2016-05-13
    listed $424,900
13. 2010-03-24
    soldstatus
14. 2004-11-30
    soldstatus
15. 2003-09-11
    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: $8,366 · $697/mo
• Projected year-2 tax: $8,366 · $697/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: $57,300
• − Mortgage interest: −$32,209
• − Property taxes: −$8,366
• − Insurance: −$2,875
• − Repairs & maintenance: −$4,584
• − Management: −$4,584
• − Depreciation: −$16,727
• Taxable loss: −$12,045
• Est. tax savings @ 24.0%: +$2,891
• After-tax cash flow: $733/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

+3.3% since first listed

13 events — show timeline

• 2026-04-24 Relisted — AKMLS
• 2026-04-05 Pending — AKMLS
• 2024-06-05 Sold (Public Records) — Public Records
• 2021-11-07 Relisted — AKMLS
• 2021-11-04 Pending — AKMLS
• 2021-10-28 Relisted — AKMLS
• 2021-10-16 Pending — AKMLS
• 2021-09-14 Price Changed $439,000 AKMLS
• 2021-07-01 Listed $459,000 AKMLS
• 2016-05-13 Listed $424,900 AKMLS
• 2010-03-24 Sold (Public Records) — Public Records
• 2004-11-30 Sold (Public Records) — Public Records
• 2003-09-11 Sold (Public Records) — Public Records

Property tax history

+4.3%/yr

Latest (2025): $8,366 · +4.0% YoY. Source: county tax records.