17740 Chilkat Ct · Anchorage, AK 99577

$395,000

3 bd · 1.5 ba · 1,144 sqft · SingleFamily public records · 3 Days on market

Built 1975 0.27 ac lot $345/sqft · 70% above area Est $465k · 15% under

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Why this score? — see what drove the F 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 +14.3/15.0
• Cash flow +4.8/30.0
• Rent growth +4.1/5.0
• Livability +3.9/5.0
• Schools +3.7/10.0
• Condition / age +2.5/5.0
• 1% rule +0.3/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Situated on a large lot in a quiet, desirable Eagle River neighborhood, this home features 1,144 SF on the main floor plus an additional 1,144 SF partially finished basement. Includes a 2-car garage, RV parking, and large storage shed. The backyard showcases a unique Swiss Family Robinson-style tree house surrounded by mature trees. Conveniently located within walking distance to dwntwn Eagle rive

Key facts

• Rv parking
• Large lot
• Storage shed

Tags

• LARGE LOT
• EAGLE RIVER NEIGHBORHOOD
• RV PARKING
• STORAGE SHED
• TREE HOUSE
• MATURE TREES

Property features AI

Exterior

• Parking: 2-car garage; 1-car carport
• Utilities: Public sewer
• Home design: Residential property; Not attached (detached); Built in 1975
• Construction: Wood frame construction; Shingle (asphalt) roof; Paved road access
• Exterior features: Fenced yard; Private yard; Landscaping; Outdoor storage; View

Interior

• Kitchen: Dishwasher; Refrigerator; Trash compactor; Laminate counters; Garbage disposal
• Bedrooms: 3 bedrooms
• Flooring: Carpet
• Bathrooms: 2 total bathrooms (1 full, 1 half)
• Interior features: Dishwasher; Garbage disposal; Refrigerator; Trash compactor; Basement; CO detector(s); Smoke detector(s); Family room; Fireplace; Window coverings; Laminate counters

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $395k.

Deal economics

• At list price, monthly cash flow is $-957 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $226k (42.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (46.7% below list).
• Recommended offer: $211k (46.7% below list) — sets the bar for 1% rule.

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: Homestead Elementary (math 52% / reading 52%, grade C-, #43 of 156 statewide, top 32%, 306 students, 17% FRL); Gruening Middle School (math 42% / reading 60%, grade C, #5 of 36 statewide, top 11%, 589 students, 17% FRL); Chugiak High School (math 42% / reading 42%, grade F, #17 of 61 statewide, top 32%, 905 students, 19% FRL) — zoned schools average 18% FRL vs 38% district-wide (20 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+6.5%/yr); 242 active listings in the ZIP; 6 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 $3k of loan paydown is wiped out by about $12k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 5y 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.

Recommended offer $210,538 (46.7% 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 1975 — 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: 0.53% ✗
• Cap rate: 3.38%
• Cash-on-cash: -10.39%
• DSCR: 0.54
• GRM: 15.6

CMA / ARV

• ARV (median comp): $465,233
• List price: $395,000
• Delta: -15.10%
• 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
17340 Meadow Creek Dr	0.24mi	3/1.0	1,108 (-3%)	4mo	$355,000	$320	78
10141 Colville St	0.35mi	3/1.0	1,128 (-1%)	6mo	$359,900	$319	75
17527 Baronoff Ave	0.12mi	3/1.5	1,284 (+12%)	2mo	$349,000	$272	72
17206 Foothill Ave	0.38mi	3/1.0	1,144 (0%)	10mo	$359,900	$315	72
18645 Second St	0.59mi	3/2.0	1,176 (+3%)	1mo	$389,900	$332	65
17415 Palos Verdes Dr	0.21mi	3/1.0	1,000 (-13%)	4mo	$367,900	$368	64
18706 Second St	0.61mi	3/2.0	1,092 (-4%)	1mo	$385,000	$353	62
10222 Chandalar St	0.25mi	3/1.0	1,008 (-12%)	8mo	$370,000	$367	60
18633 First St	0.59mi	3/2.0	1,092 (-4%)	6mo	$398,880	$365	57
18727 First St	0.64mi	3/2.0	1,124 (-2%)	10mo	$380,000	$338	57
18114 N Parkview Terrace Loop	0.64mi	3/1.0	1,032 (-10%)	9mo	$355,000	$344	44
18306 Gavin Cir	0.68mi	3/2.0	1,304 (+14%)	13mo	$390,000	$299	32

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 · 6.45% rent growth · sell at horizon

5-year hold

• IRR: -31.6%
• Equity multiple: -0.06×
• Total profit: $-117,459
• Equity at exit: $58,896

10-year hold

• IRR: -23.6%
• Equity multiple: -0.33×
• Total profit: $-147,633
• Equity at exit: $34,152

Cash invested: $110,600 (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 99577

• Home prices YoY: -12.5%
• Rents YoY: 6.5%
• Active inventory: 242
• Price-to-rent: 15.6×

Monthly cashflow live

• Estimated rent: $2,105 high
• Mortgage (P&I): −$2,071
• Tax from tax record: −$385 /mo · $4,616/yr
• Insurance: −$165
• HOA: −$0
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $-957

Break-even live

Break-even rent $3,317

Max offer price $225,870

Occupancy floor —

Sensitivity live

Price	-10% $-734	-5% $-846	+0% $-957	+5% $-1,069	+10% $-1,181
Rent	-10% $-1,124	-5% $-1,041	+0% $-957	+5% $-874	+10% $-791
Rate	-1.0pp $-758	-0.5pp $-857	base $-957	+0.5pp $-1,060	+1.0pp $-1,164

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: $98,750
• Closing costs: $11,850
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17423 Coronado St #7 Eagle River, AK	2.0	1.0	805	$1,395	$1.73	24d	1	0.75mi
17139 Coronado St Unit 3 Eagle River, AK	3.0	2.0	1300	$2,100	$1.62	45d	1	0.82mi
17032 Easy St Eagle River, AK	1.0–2.0	1.0	884	$1,500	$1.70	44d	1	0.93mi
11527 Heritage Ct Apt 2 Eagle River, AK	2.0	1.0	1000	$2,000	$2.00	44d	1	1.12mi
11712 Galloway Loop #30 Eagle River, AK	3.0	2.5	1471	$2,350	$1.60	21d	1	1.20mi
12332 End St Eagle River, AK	2.0	1.0	730	$1,505	$2.06	14d	1	1.46mi

Listing history 7 events

1. 2026-05-18
   status Pending 400-char remark
2. 2026-05-14
   listed $395,000 Active 400-char remark
3. 2022-02-28
   soldstatus
4. 2022-01-08
   status Pending
5. 2022-01-04
   status Active
6. 2021-12-18
   status Pending
7. 2021-12-17
   listed $330,000 Active

ⓘ 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: $4,616 · $385/mo
• Projected year-2 tax: $4,658 · $388/mo
• Expected delta: +$42/yr (+$4/mo · 0.9%)

ⓘ 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: $25,265
• − Mortgage interest: −$22,126
• − Property taxes: −$4,616
• − Insurance: −$1,975
• − Repairs & maintenance: −$2,021
• − Management: −$2,021
• − Depreciation: −$11,491
• Taxable loss: −$18,986
• Est. tax savings @ 24.0%: +$4,557
• After-tax cash flow: $-6,932/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): 28,477
• Household income: $136,900
• Rent vs Own: 19.7% rent · 80.3% own
• Severe rent burden: 315.0

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: Predominantly White (76%)
• Race & ethnicity: White 76% Two or more races 10% Hispanic / Latino 6% Asian 3% Black 3% Native American 2% Pacific Islander 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Lithuanian 3% Italian 3% Slovak 2%
• Foreign-born: 4% · Canada, China, South Korea
• Languages at home: 94% English-only · Spanish 3% Korean 1% Tagalog/Filipino 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: ▼ -36.27%
• Current HPI: 254.3511
• Rent YoY: ▲ 6.45%
• Metro: Anchorage, AK
• State GDP YoY: —
• F500 in state: 0

Price history

+19.7% since first listed

7 events — show timeline

• 2026-05-18 Pending — AKMLS
• 2026-05-14 Listed $395,000 AKMLS
• 2022-02-28 Sold (Public Records) — Public Records
• 2022-01-08 Pending — AKMLS
• 2022-01-04 Relisted — AKMLS
• 2021-12-18 Pending — AKMLS
• 2021-12-17 Listed $330,000 AKMLS

Property tax history

+10.8%/yr

Latest (2025): $4,616 · +8.2% YoY. Source: county tax records.