501 E 13th Ave #24 · Anchorage, AK 99501

$135,000

2 bd · 1.0 ba · 768 sqft · Condo public records · 1 Days on market

Built 1970 $313/mo HOA · 18% of rent

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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 +20.4/30.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• Livability +3.9/5.0
• Rent growth +3.8/5.0
• Schools +3.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.1/10.0

Listing remarks

Move-in ready top-floor condo in a secure downtown building with a gated, landscaped courtyard. Conveniently located near parks, trails, shopping, and commuter routes. One of the few condos in the building with an in-unit washer/dryer combo. A great option for a first-time buyer, investor, or someone looking to downsize.

Key facts

• $313 HOA
• Built 1970

Property features AI

Finance

• Other: Gated complex (directions: North on Cordova Street, turn East on E 13th Ave; gated complex just past Eagle Street on the left)
• HOA & community: Community association (Pac Rim Properties); Monthly association fee of $313.89

Exterior

• Parking: No garage; No carport
• Utilities: Public sewer
• Home design: Condominium; Attached property; Built in 1970
• Exterior features: Covenant/restriction; Located within city limits; Paved road access

Interior

• Bedrooms: 2 bedrooms
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Interior features: Carpet flooring

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $135k.

Deal economics

• At list price, monthly cash flow is $177 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Cap rate 7.9% 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: Denali Montessori Elementary (math 32% / reading 37%, grade F, #93 of 156 statewide, top 66%, 362 students, 0% FRL); Central Middle School of Science (math 17% / reading 32%, grade F, #30 of 36 statewide, top 86%, 371 students, 80% FRL) — zoned schools at 40% FRL track the district average.
• Market conditions: Rents rising fast (+5.1%/yr); 102 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $933 of loan paydown is wiped out by about $4k 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.
• 6 sale attempts since 20y 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 $135,000

Questions for the listing agent

1. Built in 1970 — 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. 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?
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. 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.
8. 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.
9. 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: 1.31% ✓
• Cap rate: 7.86%
• Cash-on-cash: 5.61%
• DSCR: 1.25
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.12% rent growth · sell at horizon

5-year hold

• IRR: -4.5%
• Equity multiple: 0.83×
• Total profit: $-6,577
• Equity at exit: $20,129

10-year hold

• IRR: 8.1%
• Equity multiple: 1.69×
• Total profit: $26,065
• Equity at exit: $11,672

Cash invested: $37,800 (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 99501

• Home prices YoY: -3.7%
• Rents YoY: 5.1%
• Active inventory: 102
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,766 high
• Mortgage (P&I): −$708
• Tax from tax record: −$141 /mo · $1,696/yr
• Insurance: −$56
• HOA: −$313
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $177

Break-even live

Break-even rent $1,542

Max offer price $135,000

Occupancy floor 85%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1201 Denali St #303 Anchorage, AK	2.0	2.0	1008	$2,300	$2.28	43d	1	0.05mi
1208 Denali St Apt 2 Anchorage, AK	2.0	1.0	900	$1,800	$2.00	23d	1	0.09mi
1208 Denali St Unit 6 Anchorage, AK	2.0	1.0	850	$1,750	$2.06	13d	1	0.09mi
524 E 11th Ave Anchorage, AK	1.0	1.0	745	$1,300	$1.74	13d	1	0.11mi
329 E 14th Ave #14 Anchorage, AK	2.0	2.0	977	$2,150	$2.20	43d	1	0.13mi
1315 Cordova St Anchorage, AK	1.0	1.0	641	$1,100	$1.72	13d	1	0.13mi
380 E 11th Ave Unit 124 Anchorage, AK	2.0	2.0	930	$2,800	$3.01	13d	1	0.14mi
380 E 11th Ave Unit 426 Anchorage, AK	2.0	1.0	900	$2,600	$2.89	23d	1	0.14mi
526 E 15th Ave #4 Anchorage, AK	2.0	1.0	900	$1,500	$1.67	13d	1	0.18mi
540 Vista Glen Ct Apt 3 Anchorage, AK	1.0	1.0	600	$1,125	$1.88	43d	1	0.20mi
1335 Hyder St Unit 7 Anchorage, AK	2.0	1.0	800	$1,400	$1.75	13d	1	0.23mi
234 E 15th Ave Anchorage, AK	2.0	1.0	609	$1,475	$2.42	13d	6	0.25mi
827 E 11th Ave Apt 4 Anchorage, AK	2.0	1.0	900	$1,400	$1.56	23d	1	0.27mi
201 E 16th Ave Anchorage, AK	2.0	1.0	626	$1,455	$2.32	13d	6	0.31mi
1101 B St Anchorage, AK	1.0–2.0	1.0–2.0	800	$2,600	$3.25	13d	4	0.35mi
618 Gambell St Unit 23 Anchorage, AK	1.0	1.0	600	$1,300	$2.17	23d	1	0.45mi
618 Gambell St Unit 33 Anchorage, AK	1.0	1.0	600	$1,300	$2.17	43d	1	0.45mi
1100 E 10th Ave Unit 2 Anchorage, AK	3.0	1.0	1000	$2,400	$2.40	23d	1	0.45mi
1526 Medfra St Unit 7 Anchorage, AK	2.0	1.0	900	$1,650	$1.83	23d	1	0.56mi
1337 E 14th Ave Unit B Anchorage, AK	2.0	1.5	1000	$1,595	$1.59	43d	1	0.60mi
337 E 4th Ave Anchorage, AK	1.0	1.0	678	$1,500	$2.21	43d	1	0.62mi
511 W 17th Ave Unit 513 Anchorage, AK	2.0	1.0	932	$2,500	$2.68	21d	1	0.65mi
1515 Nelchina St Apt 4 Anchorage, AK	2.0	1.0	900	$1,500	$1.67	13d	1	0.66mi
1441 E 12th Ave Unit 1 Anchorage, AK	2.0	1.0	900	$1,495	$1.66	23d	1	0.66mi
518 E 22nd Ave #7 Anchorage, AK	1.0	1.0	589	$1,250	$2.12	43d	1	0.66mi
1945 Karluk St Unit 04 Anchorage, AK	2.0	1.0	800	$1,550	$1.94	13d	1	0.69mi
1601 Medfra St Anchorage, AK	2.0	1.0–2.0	625	$1,475	$2.36	23d	10	0.70mi
537 E 24th Ave #4 Anchorage, AK	2.0	1.0	950	$1,550	$1.63	43d	1	0.73mi
201 Barrow St #305 Anchorage, AK	1.0	1.0	711	$2,800	$3.94	43d	1	0.73mi
2326 Cordova St Unit 1 5 Anchorage, AK	1.0	1.0	600	$1,500	$2.50	43d	1	0.75mi
423 W 22nd Ave Anchorage, AK	1.0–2.0	1.0–2.0	794	$1,710	$2.15	13d	6	0.77mi
925 W 7th Ave Unit 415 Anchorage, AK	1.0	1.0	630	$1,350	$2.14	13d	1	0.93mi
505 W 2nd Ave Anchorage, AK	1.0	1.0	800	$1,725	$2.16	43d	8	0.93mi
1000 W 8th Ave Anchorage, AK	1.0	1.0	528	$2,600	$4.92	43d	1	0.96mi
2225 Arctic Blvd Anchorage, AK	2.0	1.0	682	$1,645	$2.41	13d	6	0.96mi
2701 Denali St Unit 5 Anchorage, AK	2.0	1.0	800	$1,300	$1.62	13d	1	0.97mi
1110 W 6th Ave #302 Anchorage, AK	1.0	1.0	540	$2,500	$4.63	23d	1	1.07mi
540 L St Anchorage, AK	1.0–2.0	1.0–2.0	885	$4,000	$4.52	13d	3	1.09mi
1300 W 7th Ave Anchorage, AK	2.0	1.5	1050	$3,200	$3.05	43d	1	1.17mi
1300 W 7th Ave Anchorage, AK	2.0	1.0–1.5	1074	$2,600	$2.42	13d	2	1.18mi

HOA detail condo

• Monthly dues: $313 · $3,756/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 3 events

1. 2026-06-10
   status $135,000 Pending 1 DOM
2. 2026-06-09
   remarks 322-char remark
3. 2026-06-09
   listed $135,000 Active 1 DOM

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

Tax reassessment forecast AK · Partial reset (capped growth)

• Current annual tax: $1,696 · $141/mo
• Projected year-2 tax: $1,696 · $141/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $21,192
• − Mortgage interest: −$7,562
• − Property taxes: −$1,696
• − Insurance: −$675
• − Repairs & maintenance: −$1,695
• − Management: −$1,695
• − HOA: −$3,756
• − Depreciation: −$3,927
• Taxable income: $185
• Est. tax owed @ 24.0%: −$44
• After-tax cash flow: $2,075/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): 16,175
• Household income: $70,891
• Rent vs Own: 62.8% rent · 37.2% own
• Severe rent burden: 889.0

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 0.70)
• Race & ethnicity: White 53% Hispanic / Latino 11% Two or more races 11% Native American 9% Black 9% Asian 6% Pacific Islander 4%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3% Dominican 1%
• Common ancestry: Portuguese 3% Slovak 3% Romanian 2%
• Foreign-born: 12% · Canada, Jamaica, China
• Languages at home: 81% English-only · Spanish 7% Other Asian/Pacific 2% Tagalog/Filipino 2%

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: ▼ -9.72%
• Current HPI: 251.948
• Rent YoY: ▲ 5.12%
• Metro: Anchorage, AK
• State GDP YoY: —
• F500 in state: 0

Price history

+4.7% since first listed

7 events — show timeline

• 2026-06-08 Listed $135,000 AKMLS
• 2013-03-22 Sold (Public Records) — Public Records
• 2013-01-16 Listed $110,000 AKMLS
• 2012-03-01 Listed $102,000 AKMLS
• 2007-10-31 Listed $106,900 AKMLS
• 2006-10-12 Listed $126,500 AKMLS
• 2006-07-14 Listed $129,000 AKMLS

Property tax history

+2.7%/yr

Latest (2025): $1,696 · +27.6% YoY. Source: county tax records.