835 N Park St · Anchorage, AK 99508

$395,000

6 bd · 2.0 ba · 2,080 sqft · MultiFamily public records · 18 Days on market

Built 1969 6,250 sqft lot Est $385k · at est.

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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 +12.3/30.0
• ARV discount +6.3/15.0
• Livability +3.9/5.0
• DSCR +3.7/10.0
• Rent growth +3.7/5.0
• Schools +3.7/10.0
• 1% rule +3.2/10.0
• 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

Well maintained side by side ranch duplex offering two spacious 3 bedroom units in a highly convenient Anchorage location. Clean, functional, and full of flexibility with updated flooring, fresh interior paint, large parking area, privacy fencing, and pride of ownership throughout. Ideal for owner occupants, multigenerational living, daycare potential, or investors seeking a solid turnkey property

Key facts

• 6,250 sq ft lot
• 6 parking spots
• Built 1969

Property features AI

Exterior

• Parking: 6 open parking spaces; No attached garage or carport
• Utilities: Public sewer
• Home design: Multi-Family property; Built in 1969; Block foundation
• Construction: Block foundation; Shingle composition roof
• Exterior features: Paved road access; Composition/Shingle/Asphalt roof

Interior

• Bedrooms: 6 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Multi-family layout

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $395k.

Deal economics

• At list price, monthly cash flow is $-70 ($-836/yr) — negative. Per door: $-35/mo.
• To cash-flow at today's rent, offer at most $383k (3.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $325k (17.6% below list).
• Recommended offer: $325k (17.6% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: Mountain View Elementary (math 8% / reading 12%, grade F, #153 of 156 statewide, top 100%, 290 students, 100% FRL); Clark Middle School (math 7% / reading 22%, grade F, #35 of 36 statewide, top 97%, 835 students, 100% FRL); Bettye Davis East Anchorage High School (math 20% / reading 25%, grade F, #51 of 61 statewide, top 83%, 1,745 students, 71% FRL) — zoned schools average 90% FRL vs 38% district-wide (53 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 16% at this address vs 40% district-wide (-24 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 fast (+4.9%/yr); 149 active listings in the ZIP; solid renter incomes; 306 units permitted in Anchorage Municipality in 2024 (90 in 5+ unit buildings).
• At $3,253/mo this rent would consume 49% of the median local household income ($79k/yr) (locally 1248% 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 $3k of loan paydown is wiped out by about $12k 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

• It's been on market 18 days — a 2% lower offer ($389k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 32y 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 $325,300 (17.6% 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. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.82% ✗
• Cap rate: 6.08%
• Cash-on-cash: -0.76%
• DSCR: 0.97
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $384,800
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
712 N Bragaw St	0.23mi	5/2.0 (-1)	2,080 (0%)	9mo	$385,000	$185	77
617 N Park St	0.15mi	6/2.0	2,224 (+7%)	7mo	$350,000	$157	76
524 N Klevin St	0.21mi	5/3.0 (-1)	2,116 (+2%)	5mo	$350,000	$165	74
409 Schodde St	0.63mi	6/2.0	2,016 (-3%)	7mo	$399,900	$198	60

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 · 4.88% rent growth · sell at horizon

5-year hold

• IRR: -15.5%
• Equity multiple: 0.44×
• Total profit: $-62,184
• Equity at exit: $58,896

10-year hold

• IRR: -4.2%
• Equity multiple: 0.70×
• Total profit: $-33,161
• Equity at exit: $34,152

Cash invested: $110,600 (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 99508

• Rents YoY: 4.9%
• Active inventory: 149
• Price-to-rent: 20.2×

Monthly cashflow live

• Estimated rent: $3,253 high
• Mortgage (P&I): −$2,071
• Tax from tax record: −$404 /mo · $4,843/yr
• Insurance: −$165
• HOA: −$0
• Vacancy / Maint / Mgmt: −$683
• Net cashflow: $-70

Break-even live

Break-even rent $3,341

Max offer price $382,687

Occupancy floor 97%

Sensitivity live

Price	-10% $154	-5% $42	+0% $-70	+5% $-182	+10% $-293
Rent	-10% $-327	-5% $-198	+0% $-70	+5% $59	+10% $187
Rate	-1.0pp $129	-0.5pp $31	base $-70	+0.5pp $-172	+1.0pp $-276

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$3,252
Total (2 units)			$3,253

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: $98,750
• Closing costs: $11,850
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-22
   days on market $395,000 Active 18 DOM
2. 2026-06-18
   days on market $395,000 Active 15 DOM
3. 2026-06-17
   days on market $395,000 Active 14 DOM
4. 2026-06-16
   days on market $395,000 Active 13 DOM
5. 2026-06-15
   days on market $395,000 Active 12 DOM
6. 2026-06-14
   days on market $395,000 Active 10 DOM
7. 2026-06-13
   days on market $395,000 Active 9 DOM
8. 2026-06-10
   days on market $395,000 Active 7 DOM
9. 2026-06-09
   days on market $395,000 Active 6 DOM
10. 2026-06-08
    days on market $395,000 Active 5 DOM
11. 2026-06-07
    days on market $395,000 Active 4 DOM
12. 2026-06-03
    remarks 400-char remark
13. 2026-06-03
    listed $395,000 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: $4,843 · $404/mo
• Projected year-2 tax: $4,843 · $404/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: $39,036
• − Mortgage interest: −$22,126
• − Property taxes: −$4,843
• − Insurance: −$1,975
• − Repairs & maintenance: −$3,123
• − Management: −$3,123
• − Depreciation: −$11,491
• Taxable loss: −$7,645
• Est. tax savings @ 24.0%: +$1,835
• After-tax cash flow: $998/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): 36,458
• Household income: $79,314
• Rent vs Own: 46.8% rent · 53.2% own
• Severe rent burden: 1248.0

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 0.82)
• Race & ethnicity: White 38% Two or more races 14% Asian 13% Hispanic / Latino 13% Native American 10% Pacific Islander 8% Black 6%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2% Cuban 1% Dominican 3%
• Common ancestry: Portuguese 3% Iranian 2% Romanian 2%
• Foreign-born: 15% · Canada, Jamaica, South Korea
• Languages at home: 72% English-only · Other Asian/Pacific 11% Spanish 8% Tagalog/Filipino 4%

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: ▼ -203.51%
• Current HPI: 257.8807
• Rent YoY: ▲ 4.88%
• Metro: Anchorage, AK
• State GDP YoY: —
• F500 in state: 0

Price history

+339.4% since first listed

7 events — show timeline

• 2026-06-03 Listed $395,000 AKMLS
• 2008-06-25 Listed $242,000 AKMLS
• 2001-01-25 Listed $155,000 AKMLS
• 1998-07-06 Listed $120,000 AKMLS
• 1998-01-06 Listed $120,000 AKMLS
• 1997-01-19 Listed $120,000 AKMLS
• 1994-03-28 Listed $89,900 AKMLS

Property tax history

+2.4%/yr

Latest (2025): $4,843 · +4.6% YoY. Source: county tax records.