7732 E 4th Ave · Anchorage, AK 99504

$249,000

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 25 Days on market

Built 1956 7,739 sqft lot Est $267k · 7% 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).

• Cash flow +12.7/30.0
• ARV discount +10.6/15.0
• Livability +3.9/5.0
• DSCR +3.8/10.0
• Schools +3.7/10.0
• 1% rule +3.5/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Priced to move!! Corner lot located close to JBER. Large garage and strong value-add potential. Seller prefers to sell as-is with a credit towards repairs. Property is tenant occupied. will be available to show with notice weekday evenings Monday, Tuesday, Thursday, Friday from 6 pm to 7 pm.

Key facts

• 7,739 sq ft lot
• Garage
• Built 1956

Property features AI

Exterior

• Parking: 1-car garage; No carport
• Home design: Residential property; Detached; Built in 1956
• Construction: Unknown construction materials; Other foundation
• Exterior features: Metal roof; Paved road access

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Interior features: Total of 3 bedrooms; 1 total bathroom (1 full)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $-27 ($-320/yr) — negative.
• To cash-flow at today's rent, offer at most $244k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (15.0% below list).
• Recommended offer: $212k (15.0% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: Creekside Park Elementary (math 27% / reading 22%, grade F, #122 of 156 statewide, top 81%, 361 students, 85% FRL); Nicholas J. Begich Middle School (math 10% / reading 24%, grade F, #32 of 36 statewide, top 89%, 882 students, 78% FRL); Bartlett High School (math 22% / reading 27%, grade F, #42 of 61 statewide, top 82%, 1,373 students, 64% FRL) — zoned schools average 76% FRL vs 38% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 22% at this address vs 40% district-wide (-18 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 (+2.6%/yr); 214 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $7k 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 25 days — a 2% lower offer ($245k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 32y ago; this cycle's ask has dropped $40k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $211,623 (15.0% 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. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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 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: 0.85% ✗
• Cap rate: 6.16%
• Cash-on-cash: -0.46%
• DSCR: 0.98
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $267,120
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
367 Standish St	0.37mi	3/1.0	1,040 (+3%)	9mo	$135,000	$130	70
7510 Peck Ave	0.29mi	3/2.0	1,064 (+6%)	6mo	$296,500	$279	68
332 Gaylene Cir	0.49mi	2/1.5 (-1)	1,040 (+3%)	1mo	$275,000	$264	64
615 Delaware Pl	0.21mi	2/1.0 (-1)	1,104 (+10%)	9mo	$136,700	$124	62
240 Skyhaven Cir	0.32mi	2/1.0 (-1)	902 (-10%)	3mo	$239,000	$265	60
125 Dean Pl	0.37mi	3/1.0	1,110 (+10%)	7mo	$349,900	$315	60
330 Dannilyn Cir	0.31mi	2/1.0 (-1)	880 (-13%)	1mo	$265,000	$301	59
305 Gaylene Cir	0.52mi	2/1.5 (-1)	1,040 (+3%)	6mo	$240,000	$231	58
337 Gaylene Cir	0.50mi	2/1.0 (-1)	1,040 (+3%)	10mo	$260,000	$250	58
249 Friendly St	0.34mi	3/1.0	1,126 (+12%)	10mo	$335,000	$298	56
213 Orange Leaf Cir	0.62mi	2/1.0 (-1)	908 (-10%)	0mo	$250,000	$275	50
643 Kim Pl	0.42mi	3/2.0	1,144 (+14%)	6mo	$275,000	$240	49

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 · 2.57% rent growth · sell at horizon

5-year hold

• IRR: -17.5%
• Equity multiple: 0.38×
• Total profit: $-42,940
• Equity at exit: $37,127

10-year hold

• IRR: -10.4%
• Equity multiple: 0.38×
• Total profit: $-43,213
• Equity at exit: $21,529

Cash invested: $69,720 (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 99504

• Rents YoY: 2.6%
• Active inventory: 214
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,116 high
• Mortgage (P&I): −$1,306
• Tax from tax record: −$289 /mo · $3,467/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $-27

Break-even live

Break-even rent $2,150

Max offer price $244,290

Occupancy floor 96%

Sensitivity live

Price	-10% $114	-5% $44	+0% $-27	+5% $-97	+10% $-168
Rent	-10% $-194	-5% $-110	+0% $-27	+5% $57	+10% $141
Rate	-1.0pp $99	-0.5pp $37	base $-27	+0.5pp $-91	+1.0pp $-157

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7401 E 4th Ave Unit 6 Anchorage, AK	3.0	2.0	1272	$2,150	$1.69	24d	1	0.23mi
7746 Boundary Ave Unit B2 Anchorage, AK	3.0	2.0	1189	$2,300	$1.93	24d	1	0.34mi
248 Zappa Pl Unit A Anchorage, AK	3.0	2.0	1300	$2,150	$1.65	44d	1	0.39mi
7317 Peck Ave Unit B Anchorage, AK	2.0	1.0	850	$1,650	$1.94	24d	1	0.41mi
7313 Peck Ave Unit B Anchorage, AK	2.0	1.0	850	$1,650	$1.94	24d	1	0.42mi
8114 Boundary Ave Apt D Anchorage, AK	2.0	1.0	1023	$1,750	$1.71	14d	1	0.49mi
7045 Gold Kings Ave Unit C Anchorage, AK	3.0	1.5	1200	$2,600	$2.17	24d	1	0.59mi
7005 Gold Kings Ave Unit B Anchorage, AK	3.0	1.5	1200	$2,445	$2.04	44d	1	0.63mi
6701 E 6th Ave Apt 8 Anchorage, AK	2.0	1.0	750	$1,450	$1.93	44d	1	0.64mi
6810 Gold Kings Cir Unit B Anchorage, AK	3.0	1.5	1200	$2,550	$2.12	14d	1	0.70mi
8110 E 16th Ave Unit C6 Anchorage, AK	2.0	1.0	1047	$1,850	$1.77	21d	1	0.80mi
1720 Muldoon Cir Unit 4 Anchorage, AK	2.0	1.0	850	$1,850	$2.18	44d	1	0.90mi
5901 E 6th Ave Anchorage, AK	2.0–3.0	1.0–2.0	907	$2,430	$2.68	14d	7	1.04mi
5741 Rocky Mountain Ct Unit D Anchorage, AK	2.0	1.0	900	$1,475	$1.64	24d	1	1.23mi
1916 Beaver Pl #1 Anchorage, AK	2.0	1.0	900	$1,500	$1.67	24d	1	1.37mi

Listing history 39 events

1. 2026-06-15
   status $249,000 Pending 25 DOM
2. 2026-06-15
   days on market $249,000 Active 25 DOM
3. 2026-06-14
   days on market $249,000 Active 23 DOM
4. 2026-06-13
   days on market $249,000 Active 22 DOM
5. 2026-06-10
   days on market $249,000 Active 20 DOM
6. 2026-06-09
   days on market $249,000 Active 19 DOM
7. 2026-06-08
   days on market $249,000 Active 18 DOM
8. 2026-06-07
   days on market $249,000 Active 17 DOM
9. 2026-06-03
   days on market $249,000 Active 13 DOM
10. 2026-06-02
    pricedays on market $249,000 Active 12 DOM
11. 2026-06-01
    days on market $289,000 Active 11 DOM
12. 2026-05-31
    days on market $289,000 Active 10 DOM
13. 2026-05-30
    days on market $289,000 Active 9 DOM
14. 2026-05-21
    listed $289,000 Active
15. 2025-10-22
    historical $1,800
16. 2025-10-19
    listed $1,800
17. 2025-10-18
    historical $1,800
18. 2025-10-11
    price $1,800
19. 2025-09-12
    listed $1,900
20. 2025-07-12
    price $169,800
21. 2025-06-30
    status Active
22. 2025-06-23
    status Pending
23. 2025-06-11
    price $180,000
24. 2025-05-30
    listed $199,000 Active
25. 2024-07-11
    historical
26. 2024-06-24
    status Active
27. 2024-06-20
    status Pending
28. 2024-06-19
    listed $189,000 Active
29. 2024-05-20
    price $189,000
30. 2024-05-10
    listed $199,000 Active
31. 2023-03-14
    status Pending
32. 2023-02-09
    price $185,000
33. 2023-01-04
    listed $199,999 Active
34. 2023-01-03
    price $199,999
35. 2018-11-20
    listed $125,000
36. 2008-04-30
    soldstatus
37. 1998-06-17
    listed $107,500
38. 1995-03-28
    soldstatus
39. 1994-12-20
    listed $89,900

ⓘ 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: $3,467 · $289/mo
• Projected year-2 tax: $3,467 · $289/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: $25,395
• − Mortgage interest: −$13,948
• − Property taxes: −$3,467
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,032
• − Management: −$2,032
• − Depreciation: −$7,244
• Taxable loss: −$4,572
• Est. tax savings @ 24.0%: +$1,097
• After-tax cash flow: $777/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): 42,093
• Household income: $86,710
• Rent vs Own: 33.9% rent · 66.1% own
• Severe rent burden: 1052.0

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 0.80)
• Race & ethnicity: White 41% Two or more races 18% Asian 13% Native American 9% Black 9% Hispanic / Latino 9% Pacific Islander 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Portuguese 2% Ukrainian 2% Romanian 2%
• Foreign-born: 12% · Canada, South Korea, Vietnam
• Languages at home: 76% English-only · Other Asian/Pacific 9% Spanish 4% Tagalog/Filipino 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: ▼ -184.29%
• Current HPI: 259.8803
• Rent YoY: ▲ 2.57%
• Metro: Anchorage, AK
• State GDP YoY: —
• F500 in state: 0

Price history

+221.5% since first listed

26 events — show timeline

• 2026-05-21 Listed $289,000 AKMLS
• 2025-10-22 Rental Removed $1,800 APPFOLIO
• 2025-10-19 Listed for Rent $1,800 APPFOLIO
• 2025-10-18 Rental Removed $1,800 AKMLS
• 2025-10-11 Price Changed $1,800 AKMLS
• 2025-09-12 Listed for Rent $1,900 AKMLS
• 2025-07-12 Price Changed $169,800 AKMLS
• 2025-06-30 Relisted — AKMLS
• 2025-06-23 Pending — AKMLS
• 2025-06-11 Price Changed $180,000 AKMLS
• 2025-05-30 Listed $199,000 AKMLS
• 2024-07-11 Delisted — AKMLS
• 2024-06-24 Relisted — AKMLS
• 2024-06-20 Pending — AKMLS
• 2024-06-19 Listed $189,000 AKMLS
• 2024-05-20 Price Changed $189,000 AKMLS
• 2024-05-10 Listed $199,000 AKMLS
• 2023-03-14 Pending — AKMLS
• 2023-02-09 Price Changed $185,000 AKMLS
• 2023-01-04 Listed $199,999 AKMLS
• 2023-01-03 Price Changed $199,999 AKMLS
• 2018-11-20 Listed $125,000 AKMLS
• 2008-04-30 Sold (Public Records) — Public Records
• 1998-06-17 Listed $107,500 AKMLS
• 1995-03-28 Sold (Public Records) — Public Records
• 1994-12-20 Listed $89,900 AKMLS

Property tax history

+21.1%/yr

Latest (2025): $3,467 · +10.0% YoY. Source: county tax records.