6933 Gold Kings Ave Unit A · Anchorage, AK 99504

$240,000

3 bd · 1.5 ba · 1,252 sqft · Condo · 2 Days on market

Built 1999 Fair condition $325/mo HOA · 13% of rent

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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 +11.8/30.0
• ARV discount +7.5/15.0
• 1% rule +5.1/10.0
• Livability +3.9/5.0
• Schools +3.7/10.0
• DSCR +3.5/10.0
• Rent growth +3.1/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

FOR STATS ONLY

Key facts

• $325 HOA
• 2 garage spots
• Built 1999

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath condo listed at $240k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-123 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $222k (7.4% below list).
• Meets the 1% rule at list price ($2k rent vs $240k).
• Recommended offer: $222k (7.4% below list) — sets the bar for cash-flow.
• 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: Creekside Park Elementary (math 27% / reading 22%, grade F, #122 of 156 statewide, top 81%, 361 students, 85% FRL); Nicholas J. Begich Middle School (math 10% / reading 24%, grade F, #32 of 36 statewide, top 89%, 882 students, 78% FRL); Bartlett High School (math 22% / reading 27%, grade F, #42 of 61 statewide, top 82%, 1,373 students, 64% FRL) — zoned schools average 76% FRL vs 38% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 22% at this address vs 40% district-wide (-18 pts) — the specific schools serving this property underperform the Anchorage School District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.6%/yr); 214 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• This rent runs 34% of the median local income ($87k/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 $2k of loan paydown is wiped out by about $7k 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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 28y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $222,146 (7.4% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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. 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?
10. 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.
11. 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.
12. 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: 1.01% ✓
• Cap rate: 5.95%
• Cash-on-cash: -1.21%
• DSCR: 0.95
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.57% rent growth · sell at horizon

5-year hold

• IRR: -20.4%
• Equity multiple: 0.29×
• Total profit: $-47,523
• Equity at exit: $35,785

10-year hold

• IRR: -14.4%
• Equity multiple: 0.19×
• Total profit: $-54,653
• Equity at exit: $20,751

Cash invested: $67,200 (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 99504

• Rents YoY: 2.6%
• Active inventory: 214
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,425 high
• Mortgage (P&I): −$1,259
• Tax est. 1.5%: −$300 /mo · $3,600/yr
• Insurance: −$100
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$325
• Vacancy / Maint / Mgmt: −$509
• Net cashflow: $-123

Break-even live

Break-even rent $2,581

Max offer price $222,146

Occupancy floor —

Sensitivity live

Price	-10% $42	-5% $-40	+0% $-123	+5% $-206	+10% $-289
Rent	-10% $-315	-5% $-219	+0% $-123	+5% $-28	+10% $68
Rate	-1.0pp $-3	-0.5pp $-62	base $-123	+0.5pp $-186	+1.0pp $-249

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7005 Gold Kings Ave Unit B Anchorage, AK	3.0	1.5	1200	$2,445	$2.04	45d	1	0.05mi
6810 Gold Kings Cir Unit B Anchorage, AK	3.0	1.5	1200	$2,550	$2.12	15d	1	0.08mi
7045 Gold Kings Ave Unit C Anchorage, AK	3.0	1.5	1200	$2,600	$2.17	24d	1	0.11mi
235 Skwentna Dr Anchorage, AK	3.0	2.5	1535	$2,500	$1.63	45d	1	0.42mi
7401 E 4th Ave Unit 6 Anchorage, AK	3.0	2.0	1272	$2,150	$1.69	24d	1	0.46mi
422 Oklahoma St Unit 1 Anchorage, AK	3.0	2.5	1520	$2,300	$1.51	24d	1	0.47mi
7746 Boundary Ave Unit B2 Anchorage, AK	3.0	2.0	1189	$2,300	$1.93	24d	1	0.51mi
5901 E 6th Ave Anchorage, AK	2.0–3.0	1.0–2.0	907	$2,430	$2.68	15d	7	0.62mi
8114 Boundary Ave Apt D Anchorage, AK	2.0	1.0	1023	$1,750	$1.71	15d	1	0.79mi
5741 Rocky Mountain Ct Unit D Anchorage, AK	2.0	1.0	900	$1,475	$1.64	24d	1	0.81mi
248 Zappa Pl Unit A Anchorage, AK	3.0	2.0	1300	$2,150	$1.65	45d	1	0.87mi
5201 Chena Ave #1 Anchorage, AK	3.0	1.0	1100	$1,350	$1.23	45d	1	1.07mi
6721 Foothill Dr Anchorage, AK	4.0	2.0	1824	$3,100	$1.70	15d	1	1.29mi
1544 State St Unit C Anchorage, AK	3.0	2.0	1664	$2,750	$1.65	24d	1	1.41mi
8110 E 16th Ave Unit C6 Anchorage, AK	2.0	1.0	1047	$1,850	$1.77	22d	1	1.42mi
1916 Beaver Pl #1 Anchorage, AK	2.0	1.0	900	$1,500	$1.67	24d	1	1.49mi

HOA detail condo

• Monthly dues: $325 · $3,900/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-04-21
   status Pending
2. 2026-04-18
   listed $240,000 Active
3. 2023-10-16
   soldstatus 14-char remark

   Show marketing remark (14 chars)

   FOR STATS ONLY

4. 2023-08-10
   listed $211,000 14-char remark

   Show marketing remark (14 chars)

   FOR STATS ONLY

5. 2008-03-29
   listed $198,500
6. 2004-12-15
   listed $151,999
7. 1999-01-06
   listed $126,400
8. 1998-08-17
   listed $126,400

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 78% chance over 30 yrs
• 🫁 Air quality 1/10 Low

Taxation est. · year 1

• Rental income: $29,100
• − Mortgage interest: −$13,444
• − Property taxes: −$3,600
• − Insurance: −$1,866
• − Repairs & maintenance: −$2,328
• − Management: −$2,328
• − HOA: −$3,900
• − Depreciation: −$6,982
• Taxable loss: −$5,348
• Est. tax savings @ 24.0%: +$1,284
• After-tax cash flow: $-197/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 · 13 photos

Fair 45/100 Moderate rehab

This two-story condo requires moderate repairs and maintenance, with average condition overall. Painting the exterior and replacing the carpet would significantly enhance its resale and rental value.

Repairs flagged

• Moderate exterior siding — visible wear
• Minor interior paint — faded appearance

Value-add opportunities

• Resale paint exterior — enhances curb appeal
• Rental replace carpet — improves comfort and appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · visible wear	Moderate	$3,000–15,000
interior paint · faded appearance	Minor	$500–3,000
Total estimated repair cost · 2 items		$3,500–18,000

Value-add ROI direction

• Resale paint exterior — enhances curb appeal ↑
• Rental replace carpet — improves comfort and appearance ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 42,093
• Household income: $86,710
• Rent vs Own: 33.9% rent · 66.1% own
• Severe rent burden: 1052.0

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: Highly diverse neighborhood (Simpson 0.80)
• Race & ethnicity: White 41% Two or more races 18% Asian 13% Native American 9% Black 9% Hispanic / Latino 9% Pacific Islander 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Portuguese 2% Ukrainian 2% Romanian 2%
• Foreign-born: 12% · Canada, South Korea, Vietnam
• Languages at home: 76% English-only · Other Asian/Pacific 9% Spanish 4% Tagalog/Filipino 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: ▼ -184.29%
• Current HPI: 259.8803
• Rent YoY: ▲ 2.57%
• Metro: Anchorage, AK
• State GDP YoY: —
• F500 in state: 0

Price history

+89.9% since first listed

8 events — show timeline

• 2026-04-21 Pending — AKMLS
• 2026-04-18 Listed $240,000 AKMLS
• 2023-10-16 Sold (MLS) — AKMLS
• 2023-08-10 Listed $211,000 AKMLS
• 2008-03-29 Listed $198,500 AKMLS
• 2004-12-15 Listed $151,999 AKMLS
• 1999-01-06 Listed $126,400 AKMLS
• 1998-08-17 Listed $126,400 AKMLS