8111 Northview Dr · Anchorage, AK 99504

$264,900

3 bd · 2.0 ba · 2,279 sqft · SingleFamily public records · 48 Days on market

Built 1977 10,018 sqft lot $116/sqft · 43% below area Est $469k · 44% 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 +14.8/30.0
• 1% rule +5.2/10.0
• DSCR +4.5/10.0
• Livability +3.9/5.0
• Schools +3.7/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Over 2200 sqft home - 3 bed / 1 & 3/4 bath - 2 Car Garage - Level lot. NOTE - Foundation needs repair - See DOCS. This is a Foreclosure Sale. All info taken from previous MLS, taxes, title & visual observation. This property is eligible under the Freddie Mac First Look Initiative through 04/24/2026.

Key facts

• 0.23 acre lot
• 2 garage spots
• Built 1977

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $71 ($858/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $265k).
• Recommended offer: $257k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.6% 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.
• Zoned schools: Susitna Elementary (math 32% / reading 32%, grade F, #104 of 156 statewide, top 70%, 368 students, 56% 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 66% FRL vs 38% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 24% at this address vs 40% district-wide (-16 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); 217 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 306 units permitted in Anchorage Municipality in 2024 (90 in 5+ unit buildings).
• This rent runs 37% of the median local income ($87k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 48 days — a 3% lower offer ($257k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 29y 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: property tax is 2.5% of price.

Recommended offer $256,953 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.02% ✓
• Cap rate: 6.62%
• Cash-on-cash: 1.16%
• DSCR: 1.05
• GRM: 8.2

CMA / ARV

• ARV (median comp): $469,132
• List price: $264,900
• Delta: -43.53%
• 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
8111 Northview Dr	0.00mi	3/2.0	2,290 (+0%)	0mo	$264,900	$116	99
1821 Westview Cir	0.16mi	4/2.0 (+1)	2,440 (+7%)	0mo	$570,000	$234	75
1749 Brink Dr	0.21mi	4/2.0 (+1)	2,157 (-5%)	6mo	$515,000	$239	71
1831 Early View Dr	0.33mi	3/2.0	2,184 (-4%)	12mo	$225,000	$103	67
8204 E 17th Ave	0.11mi	4/3.5 (+1)	2,127 (-7%)	11mo	$315,000	$148	64
2330 Heatherbrook Cir	0.58mi	3/2.5	2,230 (-2%)	9mo	$470,000	$211	60
2727 Seclusion Dr	0.70mi	3/2.0	2,319 (+2%)	8mo	$519,000	$224	58
7831 Wildbrook Ct	0.44mi	4/2.5 (+1)	2,104 (-8%)	4mo	$529,000	$251	56
7426 E 20th Ave	0.55mi	4/2.0 (+1)	2,072 (-9%)	2mo	$415,000	$200	53
7956 Seclusion Dr	0.74mi	3/2.5	2,078 (-9%)	12mo	$525,000	$253	39
2010 Paxson Dr	0.68mi	3/2.5	1,952 (-14%)	14mo	$465,000	$238	30
7410 Tikchik Cir	0.69mi	4/2.5 (+1)	2,546 (+12%)	14mo	$529,000	$208	29

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: -14.9%
• Equity multiple: 0.47×
• Total profit: $-39,355
• Equity at exit: $39,497

10-year hold

• IRR: -7.0%
• Equity multiple: 0.56×
• Total profit: $-32,401
• Equity at exit: $22,904

Cash invested: $74,172 (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: 217
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,691 medium
• Mortgage (P&I): −$1,389
• Tax from tax record: −$555 /mo · $6,662/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$565
• Net cashflow: $71

Break-even live

Break-even rent $2,601

Max offer price $264,900

Occupancy floor 92%

Sensitivity live

Price	-10% $221	-5% $146	+0% $71	+5% $-4	+10% $-78
Rent	-10% $-141	-5% $-35	+0% $71	+5% $178	+10% $284
Rate	-1.0pp $205	-0.5pp $139	base $71	+0.5pp $3	+1.0pp $-67

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: $66,225
• Closing costs: $7,947
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1544 State St Unit C Anchorage, AK	3.0	2.0	1664	$2,750	$1.65	25d	1	0.08mi
6721 Foothill Dr Anchorage, AK	4.0	2.0	1824	$3,100	$1.70	15d	1	0.91mi
6413 E 14th Ct Unit A Anchorage, AK	4.0	2.0	1900	$2,475	$1.30	46d	1	1.11mi
3622 Sycamore Loop Anchorage, AK	3.0	2.0	1866	$2,895	$1.55	45d	1	1.28mi

Listing history 17 events

1. 2026-05-11
   status Pending 308-char remark

   Show marketing remark (308 chars)

   Over 2200 sqft home - 3 bed / 1 & 3/4 bath - 2 Car Garage - Level lot. NOTE - Foundation needs repair - See DOCS. This is a Foreclosure Sale. All info taken from previous MLS, taxes, title & visual observation. This property is eligible under the Freddie Mac First Look Initiative through 04/24/2026.

2. 2026-03-23
   listed $264,900 Active 308-char remark

   Show marketing remark (308 chars)

   Over 2200 sqft home - 3 bed / 1 & 3/4 bath - 2 Car Garage - Level lot. NOTE - Foundation needs repair - See DOCS. This is a Foreclosure Sale. All info taken from previous MLS, taxes, title & visual observation. This property is eligible under the Freddie Mac First Look Initiative through 04/24/2026.

3. 2025-10-31
   price $299,950
4. 2025-09-09
   listed $299,999 Active
5. 2025-07-03
   status Active
6. 2025-05-14
   price $329,900
7. 2025-04-18
   price $339,999
8. 2025-03-14
   status Active
9. 2025-03-14
   price $345,000
10. 2025-02-21
    status Pending
11. 2025-01-01
    status Active
12. 2025-01-01
    price $349,900
13. 2024-12-07
    price $385,000
14. 2024-11-09
    listed $389,900 Active
15. 1998-11-23
    soldstatus
16. 1998-08-24
    listed $145,000
17. 1997-11-03
    listed $147,000

ⓘ 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: $6,662 · $555/mo
• Projected year-2 tax: $6,662 · $555/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: $32,296
• − Mortgage interest: −$14,839
• − Property taxes: −$6,662
• − Insurance: −$1,324
• − Repairs & maintenance: −$2,584
• − Management: −$2,584
• − Depreciation: −$7,706
• Taxable loss: −$3,402
• Est. tax savings @ 24.0%: +$817
• After-tax cash flow: $1,674/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

+80.2% since first listed

17 events — show timeline

• 2026-05-11 Pending — AKMLS
• 2026-03-23 Listed $264,900 AKMLS
• 2025-10-31 Price Changed $299,950 AKMLS
• 2025-09-09 Listed $299,999 AKMLS
• 2025-07-03 Relisted — AKMLS
• 2025-05-14 Price Changed $329,900 AKMLS
• 2025-04-18 Price Changed $339,999 AKMLS
• 2025-03-14 Relisted — AKMLS
• 2025-03-14 Price Changed $345,000 AKMLS
• 2025-02-21 Pending — AKMLS
• 2025-01-01 Relisted — AKMLS
• 2025-01-01 Price Changed $349,900 AKMLS
• 2024-12-07 Price Changed $385,000 AKMLS
• 2024-11-09 Listed $389,900 AKMLS
• 1998-11-23 Sold (Public Records) — Public Records
• 1998-08-24 Listed $145,000 AKMLS
• 1997-11-03 Listed $147,000 AKMLS

Property tax history

+12.1%/yr

Latest (2025): $6,662 · +153.0% YoY. Source: county tax records.