7361 Huntsmen Cir Unit 17F · Anchorage, AK 99518

$232,000

2 bd · 2.0 ba · 742 sqft · Condo public records · 5 Days on market

Built 1983 $313/sqft · at area comps Est $233k · at est. $350/mo HOA · 17% of rent

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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).

• Appreciation +8.1/10.0
• ARV discount +7.6/15.0
• Cash flow +6.9/30.0
• Livability +3.9/5.0
• Schools +3.7/10.0
• 1% rule +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.1/10.0

Listing remarks

Ideal starter condo in South Anchorage-ready to personalize! Brand new carpet and fresh interior paint. This 2BR, 2BA unit includes a full-size washer & dryer, fireplace, private balcony, and a designated parking space in the shared heated garage. Private storage room, too! Designed to maximize space and efficiency. Enjoy quick access to Campbell Creek Trail system and southside conveniences.

Key facts

• $350 HOA
• Garage
• Built 1983

Property features AI

Finance

• HOA & community: HOA membership required (Foxwood 83 HOA); HOA fee $350 monthly; HOA covers sewer, water, snow removal, and insurance

Exterior

• Parking: 1-car garage; No carport
• Utilities: Public sewer; Paved road access
• Home design: Condominium (attached); Entry on second floor (unit is on second floor); Built in 1983
• Construction: Wood-frame construction; Poured concrete foundation; Shingle/asphalt roof
• Exterior features: Covenants/restrictions; DSL/cable available; Located in city limits; Fire service area; Road service area; On a trailside location; On-site storage

Interior

• Bedrooms: 2 bedrooms
• Flooring: Carpet
• Bathrooms: 2 total bathrooms (1 full bath, 1 three-quarter bath)
• Interior features: BR/BA on main level; Primary bedroom and bathroom on main level; Electric service; Fireplace; Smoke detectors; Laminate countertops

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $232k.

Deal economics

• At list price, monthly cash flow is $-348 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $171k (26.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (13.6% below list).
• Recommended offer: $171k (26.5% 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.
• Zoned schools: Taku Elementary (math 22% / reading 27%, grade F, #122 of 156 statewide, top 81%, 286 students, 72% FRL); Romig Middle School (math 24% / reading 44%, grade F, #22 of 36 statewide, top 63%, 720 students, 37% FRL); West High School (math 32% / reading 27%, grade F, #39 of 61 statewide, top 65%, 1,763 students, 40% FRL).
• Market conditions: 51 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).

Forward outlook

• In year one you build about $16k of equity ($2k loan paydown + $14k appreciation (6.2% local appreciation)).
• Anchorage County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 3, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 19y ago; this cycle's ask is 3% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $170,612 (26.5% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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?
8. 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.
9. 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.
10. 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: 0.86% ✗
• Cap rate: 4.50%
• Cash-on-cash: -6.42%
• DSCR: 0.71
• GRM: 9.6

CMA / ARV

• ARV (median comp): $232,638
• List price: $232,000
• Delta: -0.27%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

6.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.7%
• Equity multiple: 1.74×
• Total profit: $47,774
• Equity at exit: $148,708

10-year hold

• IRR: 11.8%
• Equity multiple: 3.43×
• Total profit: $157,628
• Equity at exit: $272,180

Cash invested: $64,960 (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 99518

• Home prices YoY: 2.1%
• Active inventory: 51
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,005 medium
• Mortgage (P&I): −$1,217
• Tax from tax record: −$268 /mo · $3,215/yr
• Insurance: −$97
• HOA: −$350
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $-348

Break-even live

Break-even rent $2,445

Max offer price $170,612

Occupancy floor —

Sensitivity live

Price	-10% $-216	-5% $-282	+0% $-348	+5% $-413	+10% $-479
Rent	-10% $-506	-5% $-427	+0% $-348	+5% $-268	+10% $-189
Rate	-1.0pp $-231	-0.5pp $-288	base $-348	+0.5pp $-408	+1.0pp $-469

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: $58,000
• Closing costs: $6,960
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7371 Huntsmen Cir Unit 16A Anchorage, AK	2.0	2.0	741	$1,995	$2.69	45d	1	0.04mi
7538 Foxridge Way Unit 8H8H Anchorage, AK	2.0	2.0	741	$2,500	$3.37	16d	1	0.12mi
1011 W 76th Ave Unit 12 Anchorage, AK	1.0	1.0	600	$1,150	$1.92	45d	1	0.52mi
2001 W 80th Ave Anchorage, AK	2.0	1.0	730	$1,690	$2.32	16d	5	1.19mi

HOA detail condo

• Monthly dues: $350 · $4,200/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 9 events

1. 2026-06-10
   status $232,000 Pending 5 DOM
2. 2026-06-09
   days on market $232,000 Active 5 DOM
3. 2026-06-08
   days on market $232,000 Active 4 DOM
4. 2026-06-07
   pricestatusdays on market $232,000 Active 3 DOM
5. 2026-05-03
   status Pending 404-char remark
6. 2026-04-30
   listed $225,000 Active 404-char remark
7. 2008-03-28
   soldstatus
8. 2007-12-20
   listed $129,000
9. 1996-04-03
   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: $3,215 · $268/mo
• Projected year-2 tax: $3,215 · $268/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: $24,056
• − Mortgage interest: −$12,996
• − Property taxes: −$3,215
• − Insurance: −$1,160
• − Repairs & maintenance: −$1,924
• − Management: −$1,924
• − HOA: −$4,200
• − Depreciation: −$6,749
• Taxable loss: −$8,112
• Est. tax savings @ 24.0%: +$1,947
• After-tax cash flow: $-2,223/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): 9,764
• Household income: $93,995
• Rent vs Own: 42.3% rent · 57.7% own
• Severe rent burden: 385.0

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 0.67)
• Race & ethnicity: White 56% Two or more races 17% Hispanic / Latino 12% Black 7% Native American 5% Asian 4%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Common ancestry: Portuguese 4% Lithuanian 2% Romanian 2%
• Foreign-born: 6% · Canada, South Korea, China
• Languages at home: 91% English-only · Spanish 5% Tagalog/Filipino 2% Korean 1%

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: ▲ 6.20%
• Current HPI: 294.8217
• Rent YoY: —
• Metro: Anchorage, AK
• State GDP YoY: —
• F500 in state: 0

Price history

+79.8% since first listed

8 events — show timeline

• 2026-06-09 Pending — AKMLS
• 2026-06-07 Relisted — AKMLS
• 2026-06-07 Price Changed $232,000 AKMLS
• 2026-05-03 Pending — AKMLS
• 2026-04-30 Listed $225,000 AKMLS
• 2008-03-28 Sold (Public Records) — Public Records
• 2007-12-20 Listed $129,000 AKMLS
• 1996-04-03 Sold (Public Records) — Public Records

Property tax history

+5.0%/yr

Latest (2025): $3,215 · +13.5% YoY. Source: county tax records.