6913 Gold Kings Ave Unit D · Anchorage, AK 99504

$240,000

3 bd · 1.5 ba · 1,252 sqft · Condo · 6 Days on market

Built 1999 Good condition $325/mo HOA · 13% of rent

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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 +11.8/30.0
• ARV discount +7.5/15.0
• 1% rule +5.1/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Schools +3.7/10.0
• DSCR +3.5/10.0
• Rent growth +3.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Don't miss out on this sweet condo! 3 bed, 1.5 bath, 2 car garage! Living area is cozy with a gas fireplace, and set up for movie nights or game day! The living room opens to the kitchen which boasts stainless steel appliances and new fridge. LVP in main living area. Upstairs you find comfy carpet - 3 bedrooms with a Jack and Jill full bath and a walk in closet. New roof on the building in 2024!

Key facts

• Gas fireplace
• Walk in closet
• New fridge

Tags

• GAS FIREPLACE
• STAINLESS STEEL APPLIANCES
• NEW FRIDGE
• JACK AND JILL FULL BATH
• WALK IN CLOSET
• NEW ROOF

Property features AI

Finance

• HOA & community: Homeowners association: Pepper Tree Condominium Assoc; HOA fee $325 per month

Exterior

• Parking: 2-car garage; No carport
• Utilities: Public sewer
• Home design: Condominium (attached); Built in 1999; Living area approximately 1252
• Construction: Wood frame construction; Other foundation
• Exterior features: Paved road access; Shingle roof

Interior

• Bedrooms: Three bedrooms
• Bathrooms: One full bathroom; One half bathroom
• Interior features: Total of 3 bedrooms; 2 bathrooms (1 full, 1 half)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath condo listed at $240k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-123 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $222k (7.4% below list).
• Meets the 1% rule at list price ($2k rent vs $240k).
• Recommended offer: $222k (7.4% below list) — sets the bar for cash-flow.
• Cap rate 6.0% 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; 16 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 34% 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 $2k of loan paydown is wiped out by about $7k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 28y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $222,146 (7.4% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
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: 1.01% ✓
• Cap rate: 5.95%
• Cash-on-cash: -1.21%
• DSCR: 0.95
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.57% rent growth · sell at horizon

5-year hold

• IRR: -20.4%
• Equity multiple: 0.29×
• Total profit: $-47,523
• Equity at exit: $35,785

10-year hold

• IRR: -14.4%
• Equity multiple: 0.19×
• Total profit: $-54,653
• Equity at exit: $20,751

Cash invested: $67,200 (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: 8.2×

Monthly cashflow live

• Estimated rent: $2,425 high
• Mortgage (P&I): −$1,259
• Tax est. 1.5%: −$300 /mo · $3,600/yr
• Insurance: −$100
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$325
• Vacancy / Maint / Mgmt: −$509
• Net cashflow: $-123

Break-even live

Break-even rent $2,581

Max offer price $222,146

Occupancy floor —

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7005 Gold Kings Ave Unit B Anchorage, AK	3.0	1.5	1200	$2,445	$2.04	44d	1	0.05mi
6810 Gold Kings Cir Unit B Anchorage, AK	3.0	1.5	1200	$2,550	$2.12	14d	1	0.08mi
7045 Gold Kings Ave Unit C Anchorage, AK	3.0	1.5	1200	$2,600	$2.17	23d	1	0.11mi
235 Skwentna Dr Anchorage, AK	3.0	2.5	1535	$2,500	$1.63	44d	1	0.42mi
7401 E 4th Ave Unit 6 Anchorage, AK	3.0	2.0	1272	$2,150	$1.69	23d	1	0.46mi
422 Oklahoma St Unit 1 Anchorage, AK	3.0	2.5	1520	$2,300	$1.51	23d	1	0.47mi
7746 Boundary Ave Unit B2 Anchorage, AK	3.0	2.0	1189	$2,300	$1.93	23d	1	0.51mi
5901 E 6th Ave Anchorage, AK	2.0–3.0	1.0–2.0	907	$2,430	$2.68	14d	7	0.62mi
8114 Boundary Ave Apt D Anchorage, AK	2.0	1.0	1023	$1,750	$1.71	14d	1	0.79mi
5741 Rocky Mountain Ct Unit D Anchorage, AK	2.0	1.0	900	$1,475	$1.64	23d	1	0.81mi
248 Zappa Pl Unit A Anchorage, AK	3.0	2.0	1300	$2,150	$1.65	44d	1	0.87mi
5201 Chena Ave #1 Anchorage, AK	3.0	1.0	1100	$1,350	$1.23	44d	1	1.07mi
6721 Foothill Dr Anchorage, AK	4.0	2.0	1824	$3,100	$1.70	14d	1	1.29mi
1544 State St Unit C Anchorage, AK	3.0	2.0	1664	$2,750	$1.65	23d	1	1.41mi
8110 E 16th Ave Unit C6 Anchorage, AK	2.0	1.0	1047	$1,850	$1.77	21d	1	1.42mi
1916 Beaver Pl #1 Anchorage, AK	2.0	1.0	900	$1,500	$1.67	23d	1	1.49mi

HOA detail condo

• Monthly dues: $325 · $3,900/yr
• Likely covers: gas
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-02
   status $240,000 Pending 6 DOM
2. 2026-06-01
   days on market $240,000 Active 6 DOM
3. 2026-05-31
   statusdays on market $240,000 Active 5 DOM
4. 2026-05-12
   status Pending
5. 2026-05-08
   listed $240,000 Active
6. 2022-04-09
   status Pending
7. 2022-04-06
   listed $199,000 Active
8. 2009-05-12
   listed $175,000
9. 2004-06-09
   listed $140,000
10. 2003-09-15
    listed $135,000
11. 2000-02-08
    listed $119,900
12. 1999-01-06
    listed $124,900
13. 1998-08-17
    listed $126,400
14. 1998-07-10
    listed $124,900

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 78% chance over 30 yrs
• 🫁 Air quality 1/10 Low

Taxation est. · year 1

• Rental income: $29,100
• − Mortgage interest: −$13,444
• − Property taxes: −$3,600
• − Insurance: −$1,866
• − Repairs & maintenance: −$2,328
• − Management: −$2,328
• − HOA: −$3,900
• − Depreciation: −$6,982
• Taxable loss: −$5,348
• Est. tax savings @ 24.0%: +$1,284
• After-tax cash flow: $-197/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained, recently updated condo is move-in ready with a cozy living area and a gas fireplace. It offers a good balance of updates and maintenance needs, making it a solid investment opportunity.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace carpet with hardwood — Improves aesthetics and value
• Both Install smart home devices — Enhances convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace carpet with hardwood — Improves aesthetics and value ↑
• Both Install smart home devices — Enhances convenience and marketability ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+92.2% since first listed

11 events — show timeline

• 2026-05-12 Pending — AKMLS
• 2026-05-08 Listed $240,000 AKMLS
• 2022-04-09 Pending — AKMLS
• 2022-04-06 Listed $199,000 AKMLS
• 2009-05-12 Listed $175,000 AKMLS
• 2004-06-09 Listed $140,000 AKMLS
• 2003-09-15 Listed $135,000 AKMLS
• 2000-02-08 Listed $119,900 AKMLS
• 1999-01-06 Listed $124,900 AKMLS
• 1998-08-17 Listed $126,400 AKMLS
• 1998-07-10 Listed $124,900 AKMLS