17505 Baronoff Ave · Anchorage, AK 99577

$355,000

3 bd · 2.0 ba · 2,080 sqft · SingleFamily public records

Built 1978 7,982 sqft lot Est $555k · 36% 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).

• ARV discount +15.0/15.0
• Cash flow +12.7/30.0
• Rent growth +4.1/5.0
• Livability +3.9/5.0
• DSCR +3.8/10.0
• Schools +3.7/10.0
• 1% rule +3.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 7,982 sq ft lot
• Garage
• Built 1978

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $355k.

Deal economics

• At list price, monthly cash flow is $-42 ($-501/yr) — negative.
• To cash-flow at today's rent, offer at most $348k (2.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $303k (14.7% below list).
• Recommended offer: $303k (14.7% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: Homestead Elementary (math 52% / reading 52%, grade C-, #43 of 156 statewide, top 32%, 306 students, 17% FRL); Gruening Middle School (math 42% / reading 60%, grade C, #5 of 36 statewide, top 11%, 589 students, 17% FRL); Eagle River High School (math 52% / reading 62%, grade C, #5 of 61 statewide, top 8%, 791 students, 11% FRL) — zoned schools average 15% FRL vs 38% district-wide (23 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 53% at this address vs 40% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Anchorage School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+6.5%/yr); 246 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $2k of loan paydown is wiped out by about $11k 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 0 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $302,835 (14.7% 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. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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 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: 0.85% ✗
• Cap rate: 6.15%
• Cash-on-cash: -0.50%
• DSCR: 0.98
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $555,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17505 Baronoff Ave	0.00mi	3/2.0	2,080 (0%)	0mo	$355,000	$171	100
17645 Meadow Creek Dr	0.20mi	4/2.0 (+1)	2,058 (-1%)	3mo	$550,000	$267	81
17723 Chilkat Ct	0.14mi	4/2.0 (+1)	1,988 (-4%)	1mo	$499,000	$251	80
17554 Meadow Creek Dr	0.13mi	4/2.0 (+1)	1,928 (-7%)	1mo	$425,000	$220	76
17740 Chilkat Ct	0.15mi	3/1.5	2,288 (+10%)	0mo	$395,000	$173	74
17354 Kantishna Dr	0.31mi	4/3.0 (+1)	2,064 (-1%)	1mo	$629,000	$305	74
17507 Kantishna Rd	0.37mi	4/2.0 (+1)	1,972 (-5%)	1mo	$519,000	$263	68
17705 Teklanika Dr	0.27mi	4/2.0 (+1)	1,886 (-9%)	5mo	$429,900	$228	63
17106 Laoana Dr	0.42mi	3/2.5	1,855 (-11%)	5mo	$499,000	$269	56
16941 Ludlow Cir	0.45mi	3/2.5	1,836 (-12%)	3mo	$519,000	$283	54
17715 Nitoanya Cir	0.47mi	4/2.5 (+1)	1,840 (-12%)	0mo	$525,000	$285	52
9502 Dinaaka Cir	0.57mi	4/2.5 (+1)	2,356 (+13%)	2mo	$669,500	$284	43

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 · 6.45% rent growth · sell at horizon

5-year hold

• IRR: -13.4%
• Equity multiple: 0.50×
• Total profit: $-49,274
• Equity at exit: $52,932

10-year hold

• IRR: 0.2%
• Equity multiple: 1.02×
• Total profit: $1,721
• Equity at exit: $30,694

Cash invested: $99,400 (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 99577

• Home prices YoY: -12.5%
• Rents YoY: 6.5%
• Active inventory: 246
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $3,028 high
• Mortgage (P&I): −$1,862
• Tax from tax record: −$425 /mo · $5,095/yr
• Insurance: −$148
• HOA: −$0
• Vacancy / Maint / Mgmt: −$636
• Net cashflow: $-42

Break-even live

Break-even rent $3,081

Max offer price $347,628

Occupancy floor 96%

Sensitivity live

Price	-10% $159	-5% $59	+0% $-42	+5% $-142	+10% $-243
Rent	-10% $-281	-5% $-161	+0% $-42	+5% $78	+10% $198
Rate	-1.0pp $137	-0.5pp $49	base $-42	+0.5pp $-134	+1.0pp $-227

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: $88,750
• Closing costs: $10,650
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11021 Hannah Jane Pl #7 Eagle River, AK	3.0	2.5	1547	$3,250	$2.10	15d	1	0.51mi
11712 Galloway Loop #30 Eagle River, AK	3.0	2.5	1471	$2,350	$1.60	23d	1	1.08mi
11906 Copper Mountain Dr Eagle River, AK	3.0	2.0	1844	$2,800	$1.52	45d	1	1.24mi
8820 Kak Island St Eagle River, AK	4.0	2.0	1872	$2,850	$1.52	23d	1	1.33mi
12229 Breckenridge Dr Eagle River, AK	3.0	2.5	1708	$3,800	$2.22	25d	1	1.40mi
12227 Breckenridge Dr Eagle River, AK	3.0	2.5	1708	$3,800	$2.22	25d	1	1.40mi

Listing history 3 events

1. 2026-05-07
   listed $355,000
2. 2026-05-07
   historical
3. 1988-08-19
   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: $5,095 · $425/mo
• Projected year-2 tax: $5,095 · $425/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: $36,340
• − Mortgage interest: −$19,886
• − Property taxes: −$5,095
• − Insurance: −$1,775
• − Repairs & maintenance: −$2,907
• − Management: −$2,907
• − Depreciation: −$10,327
• Taxable loss: −$6,557
• Est. tax savings @ 24.0%: +$1,574
• After-tax cash flow: $1,073/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): 28,477
• Household income: $136,900
• Rent vs Own: 19.7% rent · 80.3% own
• Severe rent burden: 315.0

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: Predominantly White (76%)
• Race & ethnicity: White 76% Two or more races 10% Hispanic / Latino 6% Asian 3% Black 3% Native American 2% Pacific Islander 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Lithuanian 3% Italian 3% Slovak 2%
• Foreign-born: 4% · Canada, China, South Korea
• Languages at home: 94% English-only · Spanish 3% Korean 1% Tagalog/Filipino 1%

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: ▼ -36.27%
• Current HPI: 254.3511
• Rent YoY: ▲ 6.45%
• Metro: Anchorage, AK
• State GDP YoY: —
• F500 in state: 0

Price history

3 events — show timeline

• 2026-05-07 Delisted — AKMLS
• 2026-05-07 Listed $355,000 AKMLS
• 1988-08-19 Sold (Public Records) — Public Records

Property tax history

+2.3%/yr

Latest (2025): $5,095 · +7.8% YoY. Source: county tax records.