1011 W 76th Ave · Anchorage, AK 99518

$1,395,000

204 bd · 144.0 ba · 9,360 sqft · MultiFamily public records · 2 Days on market

Built 1975 0.57 ac lot

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Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.1/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 12 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Investment Opportunity in South Anchorage! Located near Taku Lake, this 12-unit apartment building offers an attractive mix of 2bedroom & 1bedroom apartments. Tenants enjoy spacious grounds, secured building access, on-site coin laundry, and private balconies for all upper-floor units. Many improvements over the years, including updated boilers/water heaters & unit remodels. Roof does not appear to be original. Most of the windows have been replaced with double pane vinyl. Old owner stated 1 boiler & hot water heater was replaced in 2018. 2nd boiler replaced in 2024 by Sage Mechanical. Last loan was AHFC, and all Health & Safety and Significant Deficiency items were

Key facts

• Private balconies
• Updated boilers
• On-site coin laundry

Tags

• SECURED BUILDING ACCESS
• ON-SITE COIN LAUNDRY
• PRIVATE BALCONIES
• UPDATED BOILERS
• DOUBLE PANE VINYL WINDOWS
• PROFESSIONALLY MANAGED

Property features AI

Exterior

• Parking: 12 open parking spaces; No attached garage; No carport spaces
• Utilities: Public sewer
• Home design: Multi-family property; Built in 1975; New construction: No
• Construction: Wood frame construction; Slab foundation
• Exterior features: Shingle (asphalt) roof

Interior

• Bedrooms: Total of 17 bedrooms
• Flooring: Carpet
• Bathrooms: 12 full bathrooms (12 total bathrooms)
• Interior features: Carpet flooring

What this means for you Summary

Snapshot

• This is a 12 × 17-bed/12.0-bath units multifamily listed at $1.40M.

Deal economics

• At list price, monthly cash flow is $15k ($180k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($31k rent vs $1.40M).
• Cap rate 19.2% 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: Campbell Stem Elementary (math 32% / reading 32%, grade F, #104 of 156 statewide, top 70%, 415 students, 47% FRL); Romig Middle School (math 24% / reading 44%, grade F, #22 of 36 statewide, top 63%, 720 students, 37% FRL) — zoned schools at 42% FRL track the district average.
• Market conditions: 49 active listings in the ZIP; solid renter incomes; 306 units permitted in Anchorage Municipality in 2024 (90 in 5+ unit buildings).
• At $30,690/mo this rent would consume 392% of the median local household income ($94k/yr) (locally 385% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $96k of equity ($10k loan paydown + $86k appreciation (6.2% local appreciation)).
• Anchorage County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (6.2% appreciation + 3.0% rent growth), your $391k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$154k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 26y 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 $1,395,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.20% ✓
• Cap rate: 19.17%
• Cash-on-cash: 45.98%
• DSCR: 3.05
• GRM: 3.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 55.4%
• Equity multiple: 4.51×
• Total profit: $1,372,510
• Equity at exit: $894,169

10-year hold

• IRR: 52.1%
• Equity multiple: 9.42×
• Total profit: $3,287,056
• Equity at exit: $1,636,600

Cash invested: $390,600 (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 99518

• Home prices YoY: 2.1%
• Active inventory: 49
• Price-to-rent: 45.5×

Monthly cashflow live

• Estimated rent: $30,690 medium
• Mortgage (P&I): −$7,316
• Tax from tax record: −$1,380 /mo · $16,564/yr
• Insurance: −$581
• HOA: −$0
• Vacancy / Maint / Mgmt: −$6,445
• Net cashflow: $14,968

Break-even live

Break-even rent $11,743

Max offer price $1,395,000

Occupancy floor 46%

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

Units	Beds	Baths	Est. rent
▸ 12× units	17	12	$30,684
Total (12 units)			$30,690

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: $348,750
• Closing costs: $41,850
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-18
   status $1,395,000 Pending 2 DOM
2. 2026-06-17
   days on market $1,395,000 Active 2 DOM
3. 2026-06-15
   remarks 683-char remark
4. 2026-06-15
   listed $1,395,000 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: $16,564 · $1,380/mo
• Projected year-2 tax: $16,582 · $1,382/mo
• Expected delta: +$18/yr (+$2/mo · 0.1%)

ⓘ 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: $368,280
• − Mortgage interest: −$78,142
• − Property taxes: −$16,564
• − Insurance: −$6,975
• − Repairs & maintenance: −$29,462
• − Management: −$29,462
• − Depreciation: −$40,582
• Taxable income: $167,093
• Est. tax owed @ 24.0%: −$40,102
• After-tax cash flow: $139,514/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): 9,764
• Household income: $93,995
• Rent vs Own: 42.3% rent · 57.7% own
• Severe rent burden: 385.0

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 0.67)
• Race & ethnicity: White 56% Two or more races 17% Hispanic / Latino 12% Black 7% Native American 5% Asian 4%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Common ancestry: Portuguese 4% Lithuanian 2% Romanian 2%
• Foreign-born: 6% · Canada, South Korea, China
• Languages at home: 91% English-only · Spanish 5% Tagalog/Filipino 2% Korean 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: ▲ 6.20%
• Current HPI: 294.8217
• Rent YoY: —
• Metro: Anchorage, AK
• State GDP YoY: —
• F500 in state: 0

Price history

+187.6% since first listed

12 events — show timeline

• 2026-06-12 Listed $1,395,000 AKMLS
• 2024-05-19 Rental Removed $1,095 APPFOLIO
• 2024-05-10 Listed for Rent $1,095 APPFOLIO
• 2023-11-24 Rental Removed $975 APPFOLIO
• 2023-11-14 Listed for Rent $975 APPFOLIO
• 2019-12-31 Sold (Public Records) — Public Records
• 2019-08-21 Listed $995,000 AKMLS
• 2019-04-02 Listed $1,075,000 AKMLS
• 2017-07-01 Listed $1,060,000 AKMLS
• 2015-10-16 Sold (Public Records) — Public Records
• 2015-08-04 Listed $975,000 AKMLS
• 2000-04-25 Listed $485,000 AKMLS

Property tax history

+2.9%/yr

Latest (2025): $16,564 · +8.0% YoY. Source: county tax records.