3727 W 74th Ave · Anchorage, AK 99502

$350,000

2 bd · 2.0 ba · 1,856 sqft · SingleFamily public records · 283 Days on market

Built 1966 0.62 ac lot $189/sqft · 23% below area Est $455k · 23% under

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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).

• ARV discount +15.0/15.0
• Cash flow +5.3/30.0
• Livability +3.9/5.0
• Schools +3.7/10.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• 1% rule +1.4/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Over a half acre lot located in Jewel Lake. Circular gravel driveway. Wood burning fireplace. Convenient location to schools, restaurants, airport, Jewel Lake, Kincaid Park, and more. Do not miss out on this great opportunity for sweat equity or investment!

Key facts

• Half acre lot
• Convenient location
• 0.62 acre lot

Tags

• HALF ACRE LOT
• CIRCULAR GRAVEL DRIVEWAY
• WOOD BURNING FIREPLACE
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-781 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (39.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (36.4% below list).
• Recommended offer: $212k (39.4% below list) — sets the bar for cash-flow.

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 fast (+4.6%/yr); 139 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 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 $2k of loan paydown is wiped out by about $10k 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

• It's been on market 283 days — a 12% lower offer ($308k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y ago; this cycle's ask has dropped $25k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $211,989 (39.4% 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. It's been on market 283 days. Have you received any prior offers? Is the seller open to a 39% concession, seller financing, or rate buy-down credit?
3. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 0.64% ✗
• Cap rate: 3.61%
• Cash-on-cash: -9.57%
• DSCR: 0.57
• GRM: 13.1

CMA / ARV

• ARV (median comp): $455,438
• List price: $350,000
• Delta: -23.15%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6724 Mulberry Dr	0.49mi	3/1.5 (+1)	1,920 (+3%)	0mo	$319,900	$167	64
7720 McHenry Cir	0.34mi	3/2.5 (+1)	1,816 (-2%)	12mo	$475,000	$262	64
2731 Monmouth Ave	0.62mi	3/2.5 (+1)	1,819 (-2%)	0mo	$450,000	$247	61
7060 Carline Cir	0.74mi	3/2.0 (+1)	1,750 (-6%)	1mo	$487,000	$278	51
3318 W 64th Ave	0.65mi	3/2.0 (+1)	1,776 (-4%)	10mo	$489,000	$275	50
4210 Viscount Cir	0.54mi	3/2.5 (+1)	1,784 (-4%)	17mo	$465,000	$261	47
6727 Cutty Sark St	0.47mi	3/2.5 (+1)	1,992 (+7%)	14mo	$379,900	$191	47
6644 McGill Way	0.47mi	3/2.5 (+1)	1,698 (-8%)	12mo	$451,000	$266	46
7471 Clairborne Cir	0.71mi	3/2.0 (+1)	1,712 (-8%)	4mo	$489,000	$286	46
3320 W 83rd Ave	0.65mi	3/1.5 (+1)	1,728 (-7%)	8mo	$115,000	$67	45
6615 Cutty Sark St	0.50mi	3/2.5 (+1)	1,970 (+6%)	18mo	$379,900	$193	45
6646 DeLong Landing Cir	0.71mi	3/2.0 (+1)	1,668 (-10%)	8mo	$325,000	$195	39

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 · 4.57% rent growth · sell at horizon

5-year hold

• IRR: -31.5%
• Equity multiple: -0.05×
• Total profit: $-102,794
• Equity at exit: $52,186

10-year hold

• IRR: -28.2%
• Equity multiple: -0.41×
• Total profit: $-138,012
• Equity at exit: $30,262

Cash invested: $98,000 (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 99502

• Rents YoY: 4.6%
• Active inventory: 139
• Price-to-rent: 13.1×

Monthly cashflow live

• Estimated rent: $2,226 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$559 /mo · $6,703/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $-781

Break-even live

Break-even rent $3,215

Max offer price $211,989

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3104 Draco Dr Anchorage, AK	3.0	2.0	1512	$2,500	$1.65	23d	1	0.43mi
3708 Jewel Lake Rd Unit 1 Anchorage, AK	2.0	1.0	1280	$2,250	$1.76	43d	1	0.83mi
8848 Boom Cir Anchorage, AK	3.0	3.0	1480	$2,500	$1.69	23d	1	1.03mi
9214 Kirkwall Cir Anchorage, AK	3.0	2.0	1518	$2,600	$1.71	43d	1	1.29mi

Listing history 11 events

1. 2026-05-08
   status Pending 257-char remark

   Show marketing remark (257 chars)

   Over a half acre lot located in Jewel Lake. Circular gravel driveway. Wood burning fireplace. Convenient location to schools, restaurants, airport, Jewel Lake, Kincaid Park, and more. Do not miss out on this great opportunity for sweat equity or investment!

2. 2026-03-20
   status Active 257-char remark

   Show marketing remark (257 chars)

   Over a half acre lot located in Jewel Lake. Circular gravel driveway. Wood burning fireplace. Convenient location to schools, restaurants, airport, Jewel Lake, Kincaid Park, and more. Do not miss out on this great opportunity for sweat equity or investment!

3. 2026-02-10
   status Pending 257-char remark

   Show marketing remark (257 chars)

   Over a half acre lot located in Jewel Lake. Circular gravel driveway. Wood burning fireplace. Convenient location to schools, restaurants, airport, Jewel Lake, Kincaid Park, and more. Do not miss out on this great opportunity for sweat equity or investment!

4. 2025-12-01
   status Active 257-char remark

   Show marketing remark (257 chars)

   Over a half acre lot located in Jewel Lake. Circular gravel driveway. Wood burning fireplace. Convenient location to schools, restaurants, airport, Jewel Lake, Kincaid Park, and more. Do not miss out on this great opportunity for sweat equity or investment!

5. 2025-10-23
   price $350,000 257-char remark

   Show marketing remark (257 chars)

   Over a half acre lot located in Jewel Lake. Circular gravel driveway. Wood burning fireplace. Convenient location to schools, restaurants, airport, Jewel Lake, Kincaid Park, and more. Do not miss out on this great opportunity for sweat equity or investment!

6. 2025-09-18
   status Active 257-char remark

   Show marketing remark (257 chars)

   Over a half acre lot located in Jewel Lake. Circular gravel driveway. Wood burning fireplace. Convenient location to schools, restaurants, airport, Jewel Lake, Kincaid Park, and more. Do not miss out on this great opportunity for sweat equity or investment!

7. 2025-09-04
   price $365,000 257-char remark

   Show marketing remark (257 chars)

   Over a half acre lot located in Jewel Lake. Circular gravel driveway. Wood burning fireplace. Convenient location to schools, restaurants, airport, Jewel Lake, Kincaid Park, and more. Do not miss out on this great opportunity for sweat equity or investment!

8. 2025-06-19
   listed $375,000 Active 257-char remark

   Show marketing remark (257 chars)

   Over a half acre lot located in Jewel Lake. Circular gravel driveway. Wood burning fireplace. Convenient location to schools, restaurants, airport, Jewel Lake, Kincaid Park, and more. Do not miss out on this great opportunity for sweat equity or investment!

9. 2024-07-12
   soldstatus
10. 2017-02-07
    listed $290,000
11. 1988-08-01
    soldstatus

ⓘ 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: $6,703 · $559/mo
• Projected year-2 tax: $6,703 · $559/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: $26,713
• − Mortgage interest: −$19,605
• − Property taxes: −$6,703
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,137
• − Management: −$2,137
• − Depreciation: −$10,182
• Taxable loss: −$15,801
• Est. tax savings @ 24.0%: +$3,792
• After-tax cash flow: $-5,583/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): 25,006
• Household income: $116,071
• Rent vs Own: 29.3% rent · 70.7% own
• Severe rent burden: 384.0

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 0.65)
• Race & ethnicity: White 58% Two or more races 14% Native American 10% Asian 9% Hispanic / Latino 8% Black 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 4% Italian 3% Slovak 3%
• Foreign-born: 9% · South Korea, Canada
• Languages at home: 85% English-only · Spanish 6% 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: ▼ -205.90%
• Current HPI: 290.7795
• Rent YoY: ▲ 4.57%
• Metro: Anchorage, AK
• State GDP YoY: —
• F500 in state: 0

Price history

+20.7% since first listed

11 events — show timeline

• 2026-05-08 Pending — AKMLS
• 2026-03-20 Relisted — AKMLS
• 2026-02-10 Pending — AKMLS
• 2025-12-01 Relisted — AKMLS
• 2025-10-23 Price Changed $350,000 AKMLS
• 2025-09-18 Relisted — AKMLS
• 2025-09-04 Price Changed $365,000 AKMLS
• 2025-06-19 Listed $375,000 AKMLS
• 2024-07-12 Sold (Public Records) — Public Records
• 2017-02-07 Listed $290,000 AKMLS
• 1988-08-01 Sold (Public Records) — Public Records

Property tax history

+4.6%/yr

Latest (2025): $6,703 · +2.9% YoY. Source: county tax records.