3105 Willow St · Anchorage, AK 99517

$635,000

8 bd · 4.0 ba · 3,372 sqft · MultiFamily public records · 13 Days on market

Built 1961 7,000 sqft lot Est $620k · at est.

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Why this score? — see what drove the C- 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 +20.8/30.0
• DSCR +6.6/10.0
• ARV discount +6.4/15.0
• 1% rule +5.1/10.0
• Livability +3.9/5.0
• Schools +3.7/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

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

Back on Market! Buyer diagnosed with life changing illness. Inspection done. Extremely well maintained older 4plex centrally located minutes from the airport. Two vacant units to view. Exceptional pride of ownership. Three bedroom ''owners'' unit, 2x 2 br units, and 1x1 br unit. Clean, cozy, move in ready.

Key facts

• 7,000 sq ft lot
• 8 parking spots
• Built 1961

Property features AI

Exterior

• Parking: 8 open parking spaces; No attached garage; No carport
• Utilities: Public sewer
• Home design: Multi-family property; Built in 1961
• Construction: Wood frame construction; Block foundation; Shingle/asphalt roof
• Exterior features: Paved road access

Interior

• Bedrooms: 8 bedrooms
• Flooring: Carpet
• Bathrooms: 4 full bathrooms
• Interior features: Carpet flooring

What this means for you Summary

Snapshot

• This is a 8-bed/4.0-bath multifamily listed at $635k.

Deal economics

• At list price, monthly cash flow is $871 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $635k).
• Cap rate 7.9% 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: Turnagain Elementary (math 47% / reading 52%, grade D, #55 of 156 statewide, top 37%, 308 students, 41% FRL); Romig Middle School (math 24% / reading 44%, grade F, #22 of 36 statewide, top 63%, 720 students, 37% FRL); West High School (math 32% / reading 27%, grade F, #39 of 61 statewide, top 65%, 1,763 students, 40% FRL) — zoned schools at 39% FRL track the district average.
• Market conditions: Rents rising (+3.3%/yr); 66 active listings in the ZIP; solid renter incomes; 306 units permitted in Anchorage Municipality in 2024 (90 in 5+ unit buildings).
• At $6,423/mo this rent would consume 74% of the median local household income ($104k/yr) (locally 643% 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 $4k of loan paydown is wiped out by about $19k 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 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 33y 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 $635,000

Questions for the listing agent

1. Built in 1961 — 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 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: 7.94%
• Cash-on-cash: 5.88%
• DSCR: 1.26
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $620,448
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3105 Willow St	0.00mi	8/4.0	3,372 (0%)	1mo	$635,000	$188	99
2510 Abbey Ln	0.39mi	8/4.0	3,520 (+4%)	8mo	$630,000	$179	68
2804 W 30th Ave	0.45mi	8/4.0	3,472 (+3%)	24mo	$670,000	$193	55
3404 Greenland Dr	0.35mi	8/4.0	3,700 (+10%)	20mo	$650,000	$176	51
2917 W 34th Ave	0.53mi	8/4.0	3,582 (+6%)	24mo	$549,000	$153	45
1306 W 39th Ave	0.74mi	8/4.0	3,248 (-4%)	22mo	$698,000	$215	41
2604 W 33rd Ave	0.32mi	8/8.0	3,840 (+14%)	7mo	$675,000	$176	40
3901 Merrill Dr	0.61mi	8/8.0	3,552 (+5%)	10mo	$655,000	$184	38

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 · 3.3% rent growth · sell at horizon

5-year hold

• IRR: -6.9%
• Equity multiple: 0.74×
• Total profit: $-45,487
• Equity at exit: $94,681

10-year hold

• IRR: 3.1%
• Equity multiple: 1.22×
• Total profit: $39,794
• Equity at exit: $54,903

Cash invested: $177,800 (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 99517

• Rents YoY: 3.3%
• Active inventory: 66
• Price-to-rent: 29.0×

Monthly cashflow live

• Estimated rent: $6,423 high
• Mortgage (P&I): −$3,330
• Tax from tax record: −$608 /mo · $7,301/yr
• Insurance: −$265
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,349
• Net cashflow: $871

Break-even live

Break-even rent $5,320

Max offer price $635,000

Occupancy floor 81%

Sensitivity live

Price	-10% $1,231	-5% $1,051	+0% $871	+5% $691	+10% $512
Rent	-10% $364	-5% $617	+0% $871	+5% $1,125	+10% $1,379
Rate	-1.0pp $1,191	-0.5pp $1,033	base $871	+0.5pp $707	+1.0pp $539

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

Units	Beds	Baths	Est. rent
1× unit	3	1	$1,824
▸ 2× units	2	1	$3,122
1× unit	1	1	$1,477
Total (4 units)			$6,423

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: $158,750
• Closing costs: $19,050
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-04-16
   status Pending
2. 2026-04-09
   status Active
3. 2026-03-28
   status Pending
4. 2026-03-22
   listed $635,000 Active
5. 1993-12-07
   listed $125,000

ⓘ 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: $7,301 · $608/mo
• Projected year-2 tax: $7,429 · $619/mo
• Expected delta: +$128/yr (+$11/mo · 1.7%)

ⓘ 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: $77,076
• − Mortgage interest: −$35,570
• − Property taxes: −$7,301
• − Insurance: −$3,175
• − Repairs & maintenance: −$6,166
• − Management: −$6,166
• − Depreciation: −$18,473
• Taxable income: $225
• Est. tax owed @ 24.0%: −$54
• After-tax cash flow: $10,400/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): 16,486
• Household income: $103,880
• Rent vs Own: 39.9% rent · 60.1% own
• Severe rent burden: 643.0

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 0.61)
• Race & ethnicity: White 61% Two or more races 10% Asian 9% Native American 8% Hispanic / Latino 7% Black 4% Pacific Islander 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Portuguese 3% Italian 2% Slovene 2%
• Foreign-born: 11% · Canada, South Korea, China
• Languages at home: 86% English-only · Tagalog/Filipino 4% Other Asian/Pacific 2% Spanish 2%

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: ▼ -193.57%
• Current HPI: 298.4457
• Rent YoY: ▲ 3.30%
• Metro: Anchorage, AK
• State GDP YoY: —
• F500 in state: 0

Price history

+408.0% since first listed

5 events — show timeline

• 2026-04-16 Pending — AKMLS
• 2026-04-09 Relisted — AKMLS
• 2026-03-28 Pending — AKMLS
• 2026-03-22 Listed $635,000 AKMLS
• 1993-12-07 Listed $125,000 AKMLS

Property tax history

+2.7%/yr

Latest (2025): $7,301 · +0.4% YoY. Source: county tax records.