705 Muldoon Rd #12 · Anchorage, AK 99504

$69,000

2 bd · 1.0 ba · 938 sqft · Manufactured · 1 Days on market

Built 1975 Good condition $725/mo HOA · 44% of rent

---

Why this score? — see what drove the C+ 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 +21.2/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Schools +3.7/10.0
• Rent growth +3.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Completely Upgraded- Like NEW! 2 bed/1 bath home. Charming move-in ready & fully renovated from top to bottom w/ modern upgrades, yard & mountain views. Open concept, granite countertops. stainless steel appliances, new paint, new LVP flooring an so much more! Storage shed stays for your seasonal needs. Selling AS-IS, Buyer to verify all info. No owner-financing__cash ONLY! Park approval required. * Location Benefits: * Minutes to Tikahtnu Commons, Muldoon shopping, restaurants & grocery stores * Close to Muldoon Elementary, Begich Middle School, Bartlett High School and University of Alaska Anchorage * Near Alaska Regional, Providence, and ANMC hospitals * Easy a

Key facts

• 2 parking spots
• Built 1975

Property features AI

Finance

• Other: Living area reported as 938
• HOA & community: Neighbors of Rangeview MHP association; Association fee $725 monthly

Exterior

• Parking: 2 parking spaces (total); No garage or carport spaces indicated
• Utilities: Public sewer; Road surface: Gravel and paved
• Home design: Mobile home; Built in 1975; Post-on-pad foundation
• Construction: Membrane/rubber roof
• Exterior features: Located inside city limits; Fire service area; Road service area; Storage

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Interior features: BR/BA on main level; Carbon monoxide detector(s); Smoke detector(s)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $69k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $99 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $69k).
• Cap rate 8.0% 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: Muldoon Elementary (math 17% / reading 17%, grade F, #139 of 156 statewide, top 92%, 466 students, 100% 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 80% FRL vs 38% district-wide (43 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 20% at this address vs 40% district-wide (-20 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; 12 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 $477 of loan paydown is wiped out by about $2k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 44% of rent.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,000

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 2.39% ✓
• Cap rate: 8.02%
• Cash-on-cash: 6.17%
• DSCR: 1.27
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $44,086
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
705 Muldoon Rd #180	0.00mi	2/1.0	900 (-4%)	3mo	$9,000	$10	91
705 Muldoon Rd #211	0.15mi	2/2.0	900 (-4%)	12mo	$46,000	$51	72
905 Muldoon Rd Unit A-7	0.12mi	3/1.0 (+1)	1,006 (+7%)	18mo	$39,500	$39	62
705 Muldoon Rd #126	0.15mi	2/1.0	840 (-10%)	24mo	$39,500	$47	56

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 · 2.57% rent growth · sell at horizon

5-year hold

• IRR: -7.2%
• Equity multiple: 0.74×
• Total profit: $-5,095
• Equity at exit: $10,288

10-year hold

• IRR: 2.0%
• Equity multiple: 1.14×
• Total profit: $2,731
• Equity at exit: $5,966

Cash invested: $19,320 (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: 3.5×

Monthly cashflow live

• Estimated rent: $1,647 high
• Mortgage (P&I): −$362
• Tax est. 1.5%: −$86 /mo · $1,035/yr
• Insurance: −$29
• HOA: −$725
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $99

Break-even live

Break-even rent $1,521

Max offer price $69,000

Occupancy floor 89%

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8414 Duben Ave Apt 5 Anchorage, AK	1.0	1.0	600	$1,125	$1.88	23d	1	0.39mi
8110 E 16th Ave Unit C6 Anchorage, AK	2.0	1.0	1047	$1,850	$1.77	21d	1	0.54mi
8114 Boundary Ave Apt D Anchorage, AK	2.0	1.0	1023	$1,750	$1.71	14d	1	0.62mi
7531 Peck Ave Unit 2 Anchorage, AK	1.0	1.0	700	$1,350	$1.93	23d	1	0.65mi
1720 Muldoon Cir Unit 4 Anchorage, AK	2.0	1.0	850	$1,850	$2.18	44d	1	0.72mi
7317 Peck Ave Unit B Anchorage, AK	2.0	1.0	850	$1,650	$1.94	23d	1	0.74mi
7313 Peck Ave Unit B Anchorage, AK	2.0	1.0	850	$1,650	$1.94	23d	1	0.75mi
179 Oklahoma St Unit 4 Anchorage, AK	1.0	1.0	700	$1,200	$1.71	23d	1	0.77mi
6701 E 6th Ave Apt 10 Anchorage, AK	1.0	1.0	800	$1,450	$1.81	44d	1	0.92mi
6701 E 6th Ave Apt 8 Anchorage, AK	2.0	1.0	750	$1,450	$1.93	44d	1	0.92mi
5901 E 6th Ave Anchorage, AK	2.0–3.0	1.0–2.0	907	$1,999	$2.20	14d	7	1.33mi
1916 Beaver Pl #1 Anchorage, AK	2.0	1.0	900	$1,500	$1.67	23d	1	1.43mi

HOA detail

• Monthly dues: $725 · $8,700/yr

Listing history 2 events

1. 2026-06-18
   remarks 687-char remark
2. 2026-06-18
   listed $69,000 Active 1 DOM

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 56% chance over 30 yrs
• 🫁 Air quality 1/10 Low

Taxation est. · year 1

• Rental income: $19,764
• − Mortgage interest: −$3,865
• − Property taxes: −$1,035
• − Insurance: −$345
• − Repairs & maintenance: −$1,581
• − Management: −$1,581
• − HOA: −$8,700
• − Depreciation: −$2,007
• Taxable income: $650
• Est. tax owed @ 24.0%: −$156
• After-tax cash flow: $1,036/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 · 2 photos

Good 80/100 Cosmetic rehab

This move-in ready manufactured home is fully renovated with modern upgrades, making it an excellent investment opportunity.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers or renters.
• Both Add a small outdoor seating area — Can increase the home's appeal and functionality for both buyers and renters.
• Both Install smart home features — Can increase the home's value by making it more modern and energy-efficient.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers or renters. ↑
• Both Add a small outdoor seating area — Can increase the home's appeal and functionality for both buyers and renters. ↑
• Both Install smart home features — Can increase the home's value by making it more modern and energy-efficient. ↑

ⓘ 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

1 event — show timeline

• 2026-06-18 Listed $69,000 AKMLS