1227 E 11th Ave · Anchorage, AK 99501

$599,000

8 bd · 7.0 ba · 3,640 sqft · MultiFamily public records · 6 Days on market

Built 1958 7,000 sqft lot Est $608k · 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 +23.1/30.0
• ARV discount +8.2/15.0
• DSCR +7.4/10.0
• 1% rule +5.7/10.0
• Livability +3.9/5.0
• Rent growth +3.8/5.0
• Schools +3.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.1/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 2 units. 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

Income-Producing 7plex! Quiet, low traffic area of Fairview. Ranch style, private entry units. Price includes a credit for a roof restoration (functional roof, just older). Boiler not original, serviced annually. W/ D onsite, off-street parking. Fully occupied, and professionally managed. Tenants pay electric. Building shares dumpster with neighbor, low waste bill All units are 1bed/1bath. Some have had new laminate flooring & paint. Some kitchen & bathroom updates over the years. Very easy to lease, tandem parking spaces in front of the units, paved driveway. Ample off-street parking in that area. Market rents are $1250. Electric is separate. Currently 100% occupied, 1 unit vac

Key facts

• Off street parking
• On site w d
• Hot water heater

Tags

• QUIET LOW TRAFFIC AREA
• PRIVATE ENTRY UNITS
• UPDATED BOILER
• HOT WATER HEATER
• ON SITE W D
• OFF STREET PARKING

Property features AI

Exterior

• Parking: Seven open parking spaces; No garage; No carport
• Utilities: Public sewer
• Home design: Multi-family property; Built in 1958; Wood frame (2x4) construction; Block foundation
• Construction: Wood frame (2x4) construction; Block foundation; Bitumen/Torch Down roof; Year built 1958
• Exterior features: Bitumen/Torch Down roof; Paved road access

Interior

• Bedrooms: Seven bedrooms
• Bathrooms: Seven full bathrooms
• Interior features: Seven total bathrooms; Seven full bathrooms

What this means for you Summary

Snapshot

• This is a 2 × 4-bed/?-bath units multifamily listed at $599k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $536/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $599k).
• Cap rate 8.4% 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: Dr. Etheldra Davis - Fairview Elementary School (math 8% / reading 12%, grade F, #153 of 156 statewide, top 100%, 384 students, 100% FRL); Central Middle School of Science (math 17% / reading 32%, grade F, #30 of 36 statewide, top 86%, 371 students, 80% FRL) — zoned schools average 90% FRL vs 38% district-wide (52 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 17% at this address vs 40% district-wide (-23 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 (+5.1%/yr); 102 active listings in the ZIP; 306 units permitted in Anchorage Municipality in 2024 (90 in 5+ unit buildings).
• At $6,413/mo this rent would consume 109% of the median local household income ($71k/yr) (locally 889% 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 $18k 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 + 5.1% rent growth), your $168k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 20y 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: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $599,000

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 1958 — 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: 1.07% ✓
• Cap rate: 8.44%
• Cash-on-cash: 7.67%
• DSCR: 1.34
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $607,880
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1103 Karluk St	0.10mi	9/4.0 (+1)	3,640 (0%)	15mo	$599,999	$165	66
1200 Karluk St	0.16mi	9/4.0 (+1)	3,640 (0%)	18mo	$365,000	$100	60
1516 Latouche St	0.33mi	9/4.0 (+1)	3,796 (+4%)	1mo	$625,000	$165	60
818 E 10th Ave	0.29mi	8/4.0	3,848 (+6%)	13mo	$732,000	$190	55
615 E 11th Ave	0.43mi	7/4.0 (-1)	3,456 (-5%)	1mo	$605,000	$175	54
1234 LaTouche St	0.15mi	8/4.0	3,960 (+9%)	20mo	$659,500	$167	50
413 Eyak Dr	0.66mi	8/5.0	3,842 (+6%)	6mo	$799,900	$208	47
1410 Juneau St	0.31mi	8/4.0	4,080 (+12%)	16mo	$600,000	$147	41
1808 Juneau Dr	0.59mi	8/4.0	3,432 (-6%)	14mo	$599,000	$175	39
227 E 12th Ave	0.69mi	8/4.0	3,720 (+2%)	22mo	$629,000	$169	34
520 Vista Glen Ct	0.61mi	7/4.0 (-1)	3,360 (-8%)	23mo	$249,900	$74	23

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 · 5.12% rent growth · sell at horizon

5-year hold

• IRR: -2.3%
• Equity multiple: 0.91×
• Total profit: $-14,786
• Equity at exit: $89,313

10-year hold

• IRR: 9.5%
• Equity multiple: 1.80×
• Total profit: $134,965
• Equity at exit: $51,791

Cash invested: $167,720 (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 99501

• Home prices YoY: -3.7%
• Rents YoY: 5.1%
• Active inventory: 102
• Price-to-rent: 15.6×

Monthly cashflow live

• Estimated rent: $6,413 medium
• Mortgage (P&I): −$3,141
• Tax from tax record: −$603 /mo · $7,237/yr
• Insurance: −$250
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,347
• Net cashflow: $1,072

Break-even live

Break-even rent $5,056

Max offer price $599,000

Occupancy floor 78%

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

Units	Beds	Baths	Est. rent
▸ 2× units	4	—	$6,414
Total (2 units)			$6,413

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: $149,750
• Closing costs: $17,970
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-16
   status $599,000 Pending 6 DOM
2. 2026-06-15
   days on market $599,000 Active 6 DOM
3. 2026-06-14
   days on market $599,000 Active 4 DOM
4. 2026-06-13
   days on market $599,000 Active 3 DOM
5. 2026-06-10
   remarks 691-char remark
6. 2026-06-10
   listed $599,000 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: $7,237 · $603/mo
• Projected year-2 tax: $7,237 · $603/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: $76,956
• − Mortgage interest: −$33,553
• − Property taxes: −$7,237
• − Insurance: −$2,995
• − Repairs & maintenance: −$6,156
• − Management: −$6,156
• − Depreciation: −$17,425
• Taxable income: $3,433
• Est. tax owed @ 24.0%: −$824
• After-tax cash flow: $12,045/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): 16,175
• Household income: $70,891
• Rent vs Own: 62.8% rent · 37.2% own
• Severe rent burden: 889.0

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 0.70)
• Race & ethnicity: White 53% Hispanic / Latino 11% Two or more races 11% Native American 9% Black 9% Asian 6% Pacific Islander 4%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3% Dominican 1%
• Common ancestry: Portuguese 3% Slovak 3% Romanian 2%
• Foreign-born: 12% · Canada, Jamaica, China
• Languages at home: 81% English-only · Spanish 7% Other Asian/Pacific 2% Tagalog/Filipino 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: ▼ -9.72%
• Current HPI: 251.948
• Rent YoY: ▲ 5.12%
• Metro: Anchorage, AK
• State GDP YoY: —
• F500 in state: 0

Price history

+51.9% since first listed

15 events — show timeline

• 2026-06-08 Listed $599,000 AKMLS
• 2024-09-19 Rental Removed $995 APPFOLIO
• 2024-08-24 Price Changed $995 APPFOLIO
• 2024-08-18 Listed for Rent $950 APPFOLIO
• 2023-09-04 Rental Removed $950 APPFOLIO
• 2023-08-24 Listed for Rent $950 APPFOLIO
• 2021-10-26 Price Changed $455,000 AKMLS
• 2021-09-14 Listed $465,000 AKMLS
• 2019-03-30 Listed $419,900 AKMLS
• 2015-06-19 Listed $430,000 AKMLS
• 2009-01-14 Listed $374,900 AKMLS
• 2007-04-16 Listed $340,000 AKMLS
• 2006-06-23 Listed $394,400 AKMLS
• 2002-06-25 Sold (Public Records) — Public Records
• 2001-12-19 Sold (Public Records) — Public Records

Property tax history

+2.3%/yr

Latest (2025): $7,237 · +3.7% YoY. Source: county tax records.