1102 W 29th Pl · Anchorage, AK 99503

$334,000

6 bd · 2.0 ba · 1,650 sqft · MultiFamily public records · 8 Days on market

Built 1955 7,000 sqft lot $202/sqft · 29% below area Est $471k · 29% 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).

• ARV discount +15.0/15.0
• Cash flow +14.0/30.0
• Appreciation +6.5/10.0
• DSCR +4.2/10.0
• 1% rule +4.0/10.0
• 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 (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Fantastic Midtown Investment! This well-maintained, adaptable ranch Duplex home boasts twin garages and can be converted into a 5-bedroom home. Currently operating as an assisted living facility. A rare chance to own a ranch home in this location at an exceptional price! Market Rents are Side A $1500 Side B $1750.

Key facts

• 7,000 sq ft lot
• 2 garage spots
• Built 1955

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath multifamily listed at $334k.

Deal economics

• At list price, monthly cash flow is $43 ($517/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $302k (9.6% below list).
• Recommended offer: $302k (9.6% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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.
• 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 $3,020/mo this rent would consume 48% 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 $13k of equity ($2k loan paydown + $10k 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 $94k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 11y 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 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $302,000 (9.6% below list)

Questions for the listing agent

1. Built in 1955 — 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: 0.90% ✗
• Cap rate: 6.45%
• Cash-on-cash: 0.55%
• DSCR: 1.02
• GRM: 9.2

CMA / ARV

• ARV (median comp): $470,917
• List price: $334,000
• Delta: -29.07%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 7.9%
• Equity multiple: 1.46×
• Total profit: $42,637
• Equity at exit: $152,055

10-year hold

• IRR: 10.2%
• Equity multiple: 2.53×
• Total profit: $142,958
• Equity at exit: $235,802

Cash invested: $93,520 (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: 18.4×

Monthly cashflow live

• Estimated rent: $3,020 high
• Mortgage (P&I): −$1,752
• Tax from tax record: −$452 /mo · $5,424/yr
• Insurance: −$139
• HOA: −$0
• Vacancy / Maint / Mgmt: −$634
• Net cashflow: $43

Break-even live

Break-even rent $2,965

Max offer price $334,000

Occupancy floor 94%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	0.5	$3,020
Total (2 units)			$3,020

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: $83,500
• Closing costs: $10,020
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-18
   days on market $334,000 Active 8 DOM
2. 2026-06-17
   days on market $334,000 Active 7 DOM
3. 2026-06-16
   days on market $334,000 Active 6 DOM
4. 2026-06-15
   days on market $334,000 Active 5 DOM
5. 2026-06-14
   days on market $334,000 Active 3 DOM
6. 2026-06-13
   days on marketlisting id $334,000 Active 2 DOM
7. 2026-06-10
   days on market $334,000 Active 150 DOM
8. 2026-06-09
   days on market $334,000 Active 149 DOM
9. 2026-06-08
   days on market $334,000 Active 148 DOM
10. 2026-06-07
    days on market $334,000 Active 147 DOM
11. 2026-06-03
    days on market $334,000 Active 143 DOM
12. 2026-06-02
    days on market $334,000 Active 142 DOM
13. 2026-06-01
    days on market $334,000 Active 141 DOM
14. 2026-05-31
    days on market $334,000 Active 140 DOM
15. 2026-05-30
    days on market $334,000 Active 139 DOM
16. 2026-01-24
    price $334,000 317-char remark

    Show marketing remark (317 chars)

    Fantastic Midtown Investment! This well-maintained, adaptable ranch Duplex home boasts twin garages and can be converted into a 5-bedroom home. Currently operating as an assisted living facility. A rare chance to own a ranch home in this location at an exceptional price! Market Rents are Side A $1500 Side B $1750.

17. 2026-01-10
    listed $339,000 Active 317-char remark

    Show marketing remark (317 chars)

    Fantastic Midtown Investment! This well-maintained, adaptable ranch Duplex home boasts twin garages and can be converted into a 5-bedroom home. Currently operating as an assisted living facility. A rare chance to own a ranch home in this location at an exceptional price! Market Rents are Side A $1500 Side B $1750.

18. 2025-08-17
    price $339,900
19. 2025-07-28
    price $364,900
20. 2025-07-11
    status Active
21. 2025-05-20
    status Pending
22. 2025-05-15
    status Pending
23. 2025-04-26
    price $374,900
24. 2025-04-26
    price $374,900
25. 2025-03-19
    price $385,900
26. 2025-02-04
    price $394,900
27. 2025-01-20
    listed $399,900 Active
28. 2025-01-18
    listed $385,900 Active
29. 2017-02-22
    listed $325,000
30. 2017-01-08
    listed $324,900
31. 2015-10-20
    soldstatus
32. 2015-07-30
    listed $279,000

ⓘ 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: $5,424 · $452/mo
• Projected year-2 tax: $5,424 · $452/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: $36,240
• − Mortgage interest: −$18,709
• − Property taxes: −$5,424
• − Insurance: −$1,670
• − Repairs & maintenance: −$2,899
• − Management: −$2,899
• − Depreciation: −$9,716
• Taxable loss: −$5,078
• Est. tax savings @ 24.0%: +$1,219
• After-tax cash flow: $1,736/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

+19.7% since first listed

17 events — show timeline

• 2026-01-24 Price Changed $334,000 AKMLS
• 2026-01-10 Listed $339,000 AKMLS
• 2025-08-17 Price Changed $339,900 AKMLS
• 2025-07-28 Price Changed $364,900 AKMLS
• 2025-07-11 Relisted — AKMLS
• 2025-05-20 Pending — AKMLS
• 2025-05-15 Pending — AKMLS
• 2025-04-26 Price Changed $374,900 AKMLS
• 2025-04-26 Price Changed $374,900 AKMLS
• 2025-03-19 Price Changed $385,900 AKMLS
• 2025-02-04 Price Changed $394,900 AKMLS
• 2025-01-20 Listed $399,900 AKMLS
• 2025-01-18 Listed $385,900 AKMLS
• 2017-02-22 Listed $325,000 AKMLS
• 2017-01-08 Listed $324,900 AKMLS
• 2015-10-20 Sold (Public Records) — Public Records
• 2015-07-30 Listed $279,000 AKMLS

Property tax history

+13.3%/yr

Latest (2025): $5,424 · -3.5% YoY. Source: county tax records.