930 W 27th Ave · Anchorage, AK 99503

$775,000

12 bd · 3.0 ba · 5,673 sqft · MultiFamily public records · 136 Days on market

Built 1964 7,250 sqft lot $137/sqft · 5% above area Est $737k · 5% over

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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 +26.9/30.0
• DSCR +9.3/10.0
• 1% rule +6.8/10.0
• Appreciation +6.5/10.0
• ARV discount +5.2/15.0
• Livability +3.9/5.0
• Schools +3.7/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 6 units. confirmed

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 MLS

Great 6-plex , Steady occupancy. Centrally located. Seller is licensed Real Estate Broker.

Key facts

• 7,250 sq ft lot
• 9 parking spots
• Built 1964

What this means for you Summary

Snapshot

• This is a 6 × 2-bed/0.5-bath units multifamily listed at $775k.

Deal economics

• At list price, monthly cash flow is $2k ($26k/yr) — positive. Per door: $359/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $775k).
• Recommended offer: $682k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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.
• Market conditions: Rents rising (+2.3%/yr); 65 active listings in the ZIP; solid renter incomes; 306 units permitted in Anchorage Municipality in 2024 (90 in 5+ unit buildings).
• At $9,122/mo this rent would consume 144% of the median local household income ($76k/yr) (locally 747% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $29k of equity ($5k loan paydown + $24k appreciation (3.1% local appreciation)).
• Anchorage County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.1% appreciation + 2.3% rent growth), your $217k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$48k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($682k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 32y 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 $682,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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: 1.18% ✓
• Cap rate: 9.63%
• Cash-on-cash: 11.91%
• DSCR: 1.53
• GRM: 7.1

CMA / ARV

• ARV (median comp): $737,090
• List price: $775,000
• Delta: 5.14%
• Verdict: FAIR
• Comps: 9 within 1.0 mi

Projected returns pro-forma

3.1% appreciation · 2.28% rent growth · sell at horizon

5-year hold

• IRR: 18.4%
• Equity multiple: 2.05×
• Total profit: $227,992
• Equity at exit: $352,821

10-year hold

• IRR: 19.3%
• Equity multiple: 3.79×
• Total profit: $605,525
• Equity at exit: $547,145

Cash invested: $217,000 (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 99503

• Home prices YoY: 1.3%
• Rents YoY: 2.3%
• Active inventory: 65
• Price-to-rent: 42.5×

Monthly cashflow live

• Estimated rent: $9,122 high
• Mortgage (P&I): −$4,064
• Tax from tax record: −$666 /mo · $7,990/yr
• Insurance: −$323
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,916
• Net cashflow: $2,153

Break-even live

Break-even rent $6,396

Max offer price $775,000

Occupancy floor 71%

Sensitivity live

Price	-10% $2,592	-5% $2,373	+0% $2,153	+5% $1,934	+10% $1,715
Rent	-10% $1,433	-5% $1,793	+0% $2,153	+5% $2,514	+10% $2,874
Rate	-1.0pp $2,544	-0.5pp $2,351	base $2,153	+0.5pp $1,953	+1.0pp $1,748

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

Units	Beds	Baths	Est. rent
▸ 6× units	2	0.5	$9,120
Total (6 units)			$9,122

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: $193,750
• Closing costs: $23,250
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $775,000 Active 136 DOM
2. 2026-06-17
   days on market $775,000 Active 135 DOM
3. 2026-06-16
   days on market $775,000 Active 134 DOM
4. 2026-06-15
   days on market $775,000 Active 133 DOM
5. 2026-06-14
   days on market $775,000 Active 131 DOM
6. 2026-06-13
   days on market $775,000 Active 130 DOM
7. 2026-06-10
   days on market $775,000 Active 128 DOM
8. 2026-06-09
   days on market $775,000 Active 127 DOM
9. 2026-06-08
   days on market $775,000 Active 126 DOM
10. 2026-06-07
    days on market $775,000 Active 125 DOM
11. 2026-06-03
    days on market $775,000 Active 121 DOM
12. 2026-06-02
    days on market $775,000 Active 120 DOM
13. 2026-06-01
    days on market $775,000 Active 119 DOM
14. 2026-05-31
    days on market $775,000 Active 118 DOM
15. 2026-05-30
    days on market $775,000 Active 117 DOM
16. 2026-02-02
    listed $775,000 Active 93-char remark

    Show marketing remark (93 chars)

    Great 6-plex , Steady occupancy. Centrally located. Seller is licensed Real Estate Broker.

17. 2021-02-24
    listed $596,000 Active
18. 2014-08-08
    soldstatus
19. 2014-04-04
    listed $615,000
20. 1994-10-06
    soldstatus
21. 1994-09-01
    listed $142,000

ⓘ 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: $7,990 · $666/mo
• Projected year-2 tax: $8,606 · $717/mo
• Expected delta: +$616/yr (+$51/mo · 7.7%)

ⓘ 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: $109,464
• − Mortgage interest: −$43,412
• − Property taxes: −$7,990
• − Insurance: −$3,875
• − Repairs & maintenance: −$8,757
• − Management: −$8,757
• − Depreciation: −$22,545
• Taxable income: $14,128
• Est. tax owed @ 24.0%: −$3,391
• After-tax cash flow: $22,451/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): 12,964
• Household income: $76,144
• Rent vs Own: 68.2% rent · 31.8% own
• Severe rent burden: 747.0

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 0.78)
• Race & ethnicity: White 43% Asian 15% Native American 15% Two or more races 13% Hispanic / Latino 8% Black 8% Pacific Islander 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 2% Slovak 2% Romanian 2%
• Foreign-born: 17% · Canada, Jamaica, China
• Languages at home: 75% English-only · Tagalog/Filipino 9% Spanish 6% Other Asian/Pacific 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: ▲ 3.10%
• Current HPI: 238.2191
• Rent YoY: ▲ 2.28%
• Metro: Anchorage, AK
• State GDP YoY: —
• F500 in state: 0

Price history

+445.8% since first listed

6 events — show timeline

• 2026-02-02 Listed $775,000 AKMLS
• 2021-02-24 Listed $596,000 AKMLS
• 2014-08-08 Sold (Public Records) — Public Records
• 2014-04-04 Listed $615,000 AKMLS
• 1994-10-06 Sold (Public Records) — Public Records
• 1994-09-01 Listed $142,000 AKMLS

Property tax history

+2.3%/yr

Latest (2025): $7,990 · +3.3% YoY. Source: county tax records.