7800 Maryland Ave · Anchorage, AK 99504

$185,900

4 bd · 2.0 ba · 1,496 sqft · SingleFamily public records · 26 Days on market

Built 1956 8,761 sqft 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 +28.5/30.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Schools +3.7/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A split entry home! This is a true fixer upper! Needs new boiler, HWH, kitchen, baths, flooring and some walls! Perfect for a rehab loan! In a great east side location. Close to the JBER gates, Tikhatnu Shopping Center, and access to the Glenn Highway to go north for fishing and recreational activities. Unfinished basement & single car garage. Huge deck 252 SF and storage shed

Key facts

• Full renovation
• 8,761 sq ft lot
• Garage

Tags

• FULL RENOVATION
• INVESTMENT OPPORTUNITY

Property features AI

Exterior

• Parking: One-car garage; No carport
• Utilities: Public sewer
• Home design: Residential property; Not attached to another unit; Built in 1956
• Exterior features: Paved road access; Lot of about 0.2 acres

Interior

• Bedrooms: Four bedrooms
• Bathrooms: Two full bathrooms
• Interior features: Two full bathrooms

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $186k.

Deal economics

• At list price, monthly cash flow is $609 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $186k).
• Recommended offer: $183k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.2% 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: Creekside Park Elementary (math 27% / reading 22%, grade F, #122 of 156 statewide, top 81%, 361 students, 85% 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 76% FRL vs 38% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 22% at this address vs 40% district-wide (-18 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).
• This rent runs 35% of the median local income ($87k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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.
• At projected returns (-3.0% appreciation + 2.6% rent growth), your $52k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $12k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $183,111 (1.5% below list)

Questions for the listing agent

1. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.37% ✓
• Cap rate: 10.22%
• Cash-on-cash: 14.03%
• DSCR: 1.62
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $390,456
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7800 Maryland Ave	0.00mi	4/2.0	1,496 (0%)	8mo	$175,000	$117	94
7624 Dover Ave	0.13mi	4/2.0	1,344 (-10%)	3mo	$350,000	$260	74
8512 Cross Pointe Loop	0.58mi	4/2.0	1,480 (-1%)	2mo	$400,000	$270	69
420 Cherry St	0.47mi	3/2.0 (-1)	1,586 (+6%)	2mo	$399,900	$252	61
171 Place St	0.64mi	3/2.0 (-1)	1,534 (+2%)	6mo	$130,000	$85	55
841 Connie Ct	0.54mi	4/1.0	1,413 (-6%)	10mo	$385,000	$272	53
810 Hunt Cir	0.50mi	3/3.0 (-1)	1,652 (+10%)	7mo	$409,900	$248	44
1120 Ermine St	0.61mi	3/1.0 (-1)	1,300 (-13%)	2mo	$360,000	$277	39
801 Howard Cir	0.57mi	3/2.5 (-1)	1,688 (+13%)	10mo	$440,000	$261	37
6831 Hunt Ave	0.60mi	3/2.5 (-1)	1,704 (+14%)	8mo	$374,900	$220	36
748 Winter Haven St	0.57mi	3/2.5 (-1)	1,704 (+14%)	11mo	$448,000	$263	34
334 Fern Ln	0.72mi	3/2.0 (-1)	1,280 (-14%)	8mo	$374,900	$293	30

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: 3.8%
• Equity multiple: 1.15×
• Total profit: $7,646
• Equity at exit: $27,718

10-year hold

• IRR: 12.9%
• Equity multiple: 2.01×
• Total profit: $52,550
• Equity at exit: $16,073

Cash invested: $52,052 (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: 6.1×

Monthly cashflow live

• Estimated rent: $2,542 high
• Mortgage (P&I): −$975
• Tax from tax record: −$347 /mo · $4,167/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$534
• Net cashflow: $609

Break-even live

Break-even rent $1,772

Max offer price $185,900

Occupancy floor 71%

Sensitivity live

Price	-10% $714	-5% $661	+0% $609	+5% $556	+10% $503
Rent	-10% $408	-5% $508	+0% $609	+5% $709	+10% $809
Rate	-1.0pp $702	-0.5pp $656	base $609	+0.5pp $560	+1.0pp $511

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: $46,475
• Closing costs: $5,577
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7401 E 4th Ave Unit 6 Anchorage, AK	3.0	2.0	1272	$2,150	$1.69	24d	1	0.38mi
422 Oklahoma St Unit 1 Anchorage, AK	3.0	2.5	1520	$2,300	$1.51	24d	1	0.41mi
248 Zappa Pl Unit A Anchorage, AK	3.0	2.0	1300	$2,150	$1.65	44d	1	0.52mi
7746 Boundary Ave Unit B2 Anchorage, AK	3.0	2.0	1189	$2,300	$1.93	24d	1	0.55mi
1544 State St Unit C Anchorage, AK	3.0	2.0	1664	$2,750	$1.65	24d	1	0.60mi
7045 Gold Kings Ave Unit C Anchorage, AK	3.0	1.5	1200	$2,600	$2.17	24d	1	0.77mi
7005 Gold Kings Ave Unit B Anchorage, AK	3.0	1.5	1200	$2,445	$2.04	44d	1	0.80mi
6810 Gold Kings Cir Unit B Anchorage, AK	3.0	1.5	1200	$2,550	$2.12	14d	1	0.85mi
6721 Foothill Dr Anchorage, AK	4.0	2.0	1824	$3,100	$1.70	14d	1	0.95mi
235 Skwentna Dr Anchorage, AK	3.0	2.5	1535	$2,500	$1.63	44d	1	1.07mi
5901 E 6th Ave Anchorage, AK	2.0–3.0	1.0–2.0	907	$2,430	$2.68	14d	7	1.10mi
6131 Prosperity Dr Anchorage, AK	3.0	1.5	1250	$2,800	$2.24	14d	1	1.47mi

Listing history 18 events

1. 2026-06-15
   statusdays on market $185,900 Pending 26 DOM
2. 2026-06-14
   days on market $185,900 Active 25 DOM
3. 2026-06-13
   pricedays on market $185,900 Active 24 DOM
4. 2026-06-10
   days on market $197,900 Active 22 DOM
5. 2026-06-09
   days on market $197,900 Active 21 DOM
6. 2026-06-08
   days on market $197,900 Active 20 DOM
7. 2026-06-07
   days on market $197,900 Active 19 DOM
8. 2026-06-03
   days on market $197,900 Active 15 DOM
9. 2026-06-02
   days on market $197,900 Active 14 DOM
10. 2026-06-01
    days on market $197,900 Active 13 DOM
11. 2026-05-31
    days on market $197,900 Active 12 DOM
12. 2026-05-30
    days on market $197,900 Active 11 DOM
13. 2026-05-19
    listed $197,900 Active
14. 2025-10-31
    soldstatus Closed 388-char remark

    Show marketing remark (388 chars)

    A split entry home! This is a true fixer upper! Needs new boiler, HWH, kitchen, baths, flooring and some walls! Perfect for a rehab loan! In a great east side location. Close to the JBER gates, Tikhatnu Shopping Center, and access to the Glenn Highway to go north for fishing and recreational activities. Unfinished basement & single car garage. Huge deck 252 SF and storage shed

15. 2025-10-31
    soldstatus

    Show marketing remark (388 chars)

    A split entry home! This is a true fixer upper! Needs new boiler, HWH, kitchen, baths, flooring and some walls! Perfect for a rehab loan! In a great east side location. Close to the JBER gates, Tikhatnu Shopping Center, and access to the Glenn Highway to go north for fishing and recreational activities. Unfinished basement & single car garage. Huge deck 252 SF and storage shed

16. 2025-10-18
    status Pending 388-char remark

    Show marketing remark (388 chars)

    A split entry home! This is a true fixer upper! Needs new boiler, HWH, kitchen, baths, flooring and some walls! Perfect for a rehab loan! In a great east side location. Close to the JBER gates, Tikhatnu Shopping Center, and access to the Glenn Highway to go north for fishing and recreational activities. Unfinished basement & single car garage. Huge deck 252 SF and storage shed

17. 2025-10-09
    listed $175,000 Active 388-char remark

    Show marketing remark (388 chars)

    A split entry home! This is a true fixer upper! Needs new boiler, HWH, kitchen, baths, flooring and some walls! Perfect for a rehab loan! In a great east side location. Close to the JBER gates, Tikhatnu Shopping Center, and access to the Glenn Highway to go north for fishing and recreational activities. Unfinished basement & single car garage. Huge deck 252 SF and storage shed

18. 1996-01-11
    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: $4,167 · $347/mo
• Projected year-2 tax: $4,167 · $347/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 3/10 Moderate FEMA zone X (unshaded) · 17% chance over 30 yrs
• 🫁 Air quality 1/10 Low

Taxation est. · year 1

• Rental income: $30,503
• − Mortgage interest: −$10,413
• − Property taxes: −$4,167
• − Insurance: −$930
• − Repairs & maintenance: −$2,440
• − Management: −$2,440
• − Depreciation: −$5,408
• Taxable income: $4,704
• Est. tax owed @ 24.0%: −$1,129
• After-tax cash flow: $6,173/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): 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

+13.1% since first listed

6 events — show timeline

• 2026-05-19 Listed $197,900 AKMLS
• 2025-10-31 Sold (Public Records) — Public Records
• 2025-10-31 Sold (MLS) — AKMLS
• 2025-10-18 Pending — AKMLS
• 2025-10-09 Listed $175,000 AKMLS
• 1996-01-11 Sold (Public Records) — Public Records

Property tax history

+2.5%/yr

Latest (2025): $4,167 · -4.3% YoY. Source: county tax records.