22824 Daniel Ct · Anchorage, AK 99567

$399,000

3 bd · 2.0 ba · 1,972 sqft · SingleFamily public records · 5 Days on market

Built 1984 0.34 ac lot Est $436k · 8% under

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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 +22.6/30.0
• ARV discount +11.3/15.0
• DSCR +7.2/10.0
• 1% rule +5.5/10.0
• Livability +3.9/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Customize your dream space and build instant sweat equity in this Chugiak retreat! Full of potential, this home serves as a blank canvas for your vision, featuring a seamlessly open floor plan with vaulted ceilings and an abundance of natural light. Convenient layout offers two bedrooms and a full bath on the main level, while the upper floor is dedicated to a private primary suite with a versatile bonus area. Significant value is already built-in with recent high-end improvements, including an energy-efficient on demand water heater system, a new high efficiency forced air furnace, updated stainless kitchen appliances, and the addition of the spacious new primary suite. Flexible primary bo

Key facts

• 0.34 acre lot
• 2 garage spots
• Built 1984

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $399k.

Deal economics

• At list price, monthly cash flow is $678 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $399k).
• Cap rate 8.3% 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: Chugiak Elementary (math 62% / reading 52%, grade C+, #25 of 156 statewide, top 18%, 448 students, 17% FRL); Mirror Lake Middle School (math 39% / reading 53%, grade D+, #10 of 36 statewide, top 26%, 563 students, 21% FRL); Chugiak High School (math 42% / reading 42%, grade F, #17 of 61 statewide, top 32%, 905 students, 19% FRL) — zoned schools average 19% FRL vs 38% district-wide (19 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 93 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 306 units permitted in Anchorage Municipality in 2024 (90 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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.

Recommended offer $399,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.05% ✓
• Cap rate: 8.33%
• Cash-on-cash: 7.28%
• DSCR: 1.32
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $435,812
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22824 Daniel Ct	0.00mi	3/2.0	2,255 (+14%)	0mo	$399,000	$177	76
19370 Lupin St	0.26mi	4/2.0 (+1)	1,872 (-5%)	9mo	$389,000	$208	67
20880 Oberg Rd	0.68mi	3/2.0	1,920 (-3%)	1mo	$425,000	$221	63
23030 Sherman St	0.23mi	4/2.0 (+1)	1,883 (-4%)	23mo	$420,000	$223	57
18725 Jasmine Rd	0.70mi	4/2.5 (+1)	1,800 (-9%)	16mo	$625,000	$347	33

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.2%
• Equity multiple: 0.81×
• Total profit: $-21,492
• Equity at exit: $59,492

10-year hold

• IRR: 4.5%
• Equity multiple: 1.33×
• Total profit: $36,841
• Equity at exit: $34,498

Cash invested: $111,720 (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 99567

• Home prices YoY: -4.7%
• Active inventory: 93
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $4,200 medium
• Mortgage (P&I): −$2,092
• Tax from tax record: −$382 /mo · $4,578/yr
• Insurance: −$166
• HOA: −$0
• Vacancy / Maint / Mgmt: −$882
• Net cashflow: $678

Break-even live

Break-even rent $3,342

Max offer price $399,000

Occupancy floor 79%

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19452 Sullins Dr Chugiak, AK	4.0	2.5	2617	$4,200	$1.60	43d	1	1.11mi

Listing history 7 events

1. 2026-04-22
   status Pending
2. 2026-04-17
   listed $399,000 Active
3. 2024-04-20
   listed $465,000 Active
4. 2016-03-15
   soldstatus
5. 2016-01-21
   listed $315,000
6. 2006-10-10
   soldstatus
7. 2006-08-22
   listed $232,500

ⓘ 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: $4,578 · $382/mo
• Projected year-2 tax: $4,663 · $389/mo
• Expected delta: +$85/yr (+$7/mo · 1.9%)

ⓘ 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: $50,400
• − Mortgage interest: −$22,350
• − Property taxes: −$4,578
• − Insurance: −$1,995
• − Repairs & maintenance: −$4,032
• − Management: −$4,032
• − Depreciation: −$11,607
• Taxable income: $1,805
• Est. tax owed @ 24.0%: −$433
• After-tax cash flow: $7,701/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
• City population: 218,117
• Population (ZIP): 6,739

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: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 7% Two or more races 6% Native American 5% Pacific Islander 1%
• Hispanic origin (detail): Puerto Rican 1%
• Common ancestry: Portuguese 4% Italian 3% Serbian 2%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 5% German/W. Germanic 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: ▼ -13.74%
• Current HPI: 279.3784
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+71.6% since first listed

7 events — show timeline

• 2026-04-22 Pending — AKMLS
• 2026-04-17 Listed $399,000 AKMLS
• 2024-04-20 Listed $465,000 AKMLS
• 2016-03-15 Sold (Public Records) — Public Records
• 2016-01-21 Listed $315,000 AKMLS
• 2006-10-10 Sold (Public Records) — Public Records
• 2006-08-22 Listed $232,500 AKMLS

Property tax history

+2.2%/yr

Latest (2025): $4,578 · +1.1% YoY. Source: county tax records.