9499 Brayton Dr #21 · Anchorage, AK 99507

$92,900

3 bd · 2.0 ba · 1,200 sqft · Manufactured · 5 Days on market

Built 2000 Average condition $77/sqft · 64% above area

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.1/5.0
• Livability +3.9/5.0
• Schools +3.7/10.0
• Condition / age +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Well-maintained 3 bed, 2 bath mobile home offering comfort and a functional layout for everyday living. Includes a storage shed for extra space. Seller is open to offers and willing to consider owner financing--rare flexible opportunity! Great for first-time buyers, downsizers, or investment. Buyer to verify all info. Schedule your showing today!

Key facts

• Storage shed
• Built 2000
• Listed 5 days

Tags

• STORAGE SHED

Property features AI

Exterior

• Parking: No garage; No carport
• Utilities: Public sewer
• Home design: Mobile home; Built in 2000; Other foundation
• Construction: Shingle and metal roof
• Exterior features: Located in city limits; Shingle and metal roof

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Microwave; Carbon monoxide detector(s); Smoke detector(s)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $93k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $93k).
• Cap rate 22.9% 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: Spring Hill Elementary (math 27% / reading 27%, grade F, #116 of 156 statewide, top 77%, 335 students, 80% FRL); Hanshew Middle School (math 24% / reading 37%, grade F, #27 of 36 statewide, top 74%, 691 students, 42% FRL); Service High School (math 40% / reading 41%, grade F, #21 of 61 statewide, top 33%, 1,544 students, 28% FRL).
• Market conditions: Rents rising fast (+6.3%/yr); 188 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $642 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 6.3% rent growth), your $26k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 26y 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 $92,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 2.63% ✓
• Cap rate: 22.94%
• Cash-on-cash: 59.45%
• DSCR: 3.65
• GRM: 3.2

CMA / ARV

• ARV (median comp): $56,612
• List price: $92,900
• Delta: 64.10%
• Verdict: OVERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9499 Brayton Dr #21	0.00mi	3/2.0	1,200 (0%)	0mo	$92,900	$77	100
9499 Brayton Dr #292	0.00mi	3/2.0	1,200 (0%)	16mo	$87,000	$73	87
9499 Brayton Dr #213	0.00mi	3/3.0	1,200 (0%)	20mo	$55,000	$46	79
9499 Brayton Dr #268	0.00mi	3/1.0	1,216 (+1%)	22mo	$67,500	$56	75
9499 Brayton Dr #8	0.00mi	4/2.0 (+1)	1,159 (-3%)	18mo	$65,000	$56	74
9599 Brayton Dr #500	0.16mi	3/1.0	1,100 (-8%)	14mo	$74,000	$67	63

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 · 6.35% rent growth · sell at horizon

5-year hold

• IRR: 61.9%
• Equity multiple: 3.91×
• Total profit: $75,576
• Equity at exit: $13,852

10-year hold

• IRR: 67.6%
• Equity multiple: 9.04×
• Total profit: $209,080
• Equity at exit: $8,032

Cash invested: $26,012 (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 99507

• Rents YoY: 6.3%
• Active inventory: 188
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $2,444 high
• Mortgage (P&I): −$487
• Tax est. 1.5%: −$116 /mo · $1,394/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$513
• Net cashflow: $1,289

Break-even live

Break-even rent $813

Max offer price $92,900

Occupancy floor 42%

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: $23,225
• Closing costs: $2,787
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9905 William Jones Cir Anchorage, AK	2.0–3.0	1.5–2.0	1171	$2,595	$2.22	14d	10	0.39mi
2400 Sentry Dr Anchorage, AK	2.0	2.0	910	$1,700	$1.87	21d	1	0.47mi
1130 E 112th Ave Anchorage, AK	3.0	1.0	1092	$2,300	$2.11	43d	1	1.01mi
2721 E 84th Ave Unit A Anchorage, AK	3.0	2.0	1376	$2,900	$2.11	23d	1	1.04mi
8124 Marsha Loop Anchorage, AK	3.0	2.5	1480	$2,700	$1.82	43d	1	1.19mi
701 E 78th Ave Unit 705 Anchorage, AK	2.0	2.0	1020	$2,450	$2.40	14d	1	1.38mi
7330 Meadow St Anchorage, AK	2.0	2.0	1028	$2,399	$2.33	23d	1	1.44mi
7310 Chugach Meadows Loop Anchorage, AK	2.0	2.0	1028	$2,399	$2.33	21d	1	1.46mi
7308 Chugach Meadows Loop Anchorage, AK	2.0	2.5	1240	$2,550	$2.06	14d	1	1.46mi

Listing history 3 events

1. 2026-05-03
   status Pending 348-char remark
2. 2026-04-27
   listed $92,900 Active 348-char remark
3. 2000-06-14
   listed $18,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🫁 Air quality 1/10 Low

Taxation est. · year 1

• Rental income: $29,327
• − Mortgage interest: −$5,204
• − Property taxes: −$1,394
• − Insurance: −$464
• − Repairs & maintenance: −$2,346
• − Management: −$2,346
• − Depreciation: −$2,703
• Taxable income: $14,871
• Est. tax owed @ 24.0%: −$3,569
• After-tax cash flow: $11,896/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.

Condition & rehab AI · 13 photos

Average 55/100 Moderate rehab

The home is in average condition with moderate repairs needed, particularly in the kitchen and exterior. Upgrading these areas would significantly increase its value.

Repairs flagged

• Moderate kitchen cabinets — dated and worn
• Moderate bathroom fixtures — dated and worn
• Minor exterior siding — some discoloration

Value-add opportunities

• Both update kitchen cabinets and fixtures — modernizing the kitchen would appeal to buyers and renters
• Both paint interior walls — fresh paint would improve the home's appearance and value
• Both repair and paint exterior siding — improving the home's curb appeal would attract more buyers and renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and worn	Moderate	$3,000–15,000
bathroom fixtures · dated and worn	Moderate	$3,000–15,000
exterior siding · some discoloration	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Both update kitchen cabinets and fixtures — modernizing the kitchen would appeal to buyers and renters ↑
• Both paint interior walls — fresh paint would improve the home's appearance and value ↑
• Both repair and paint exterior siding — improving the home's curb appeal would attract more buyers and renters ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 37,301
• Household income: $107,992
• Rent vs Own: 28.0% rent · 72.0% own
• Severe rent burden: 775.0

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 0.68)
• Race & ethnicity: White 53% Asian 16% Two or more races 11% Hispanic / Latino 9% Native American 6% Black 4% Pacific Islander 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Portuguese 3% Romanian 2% Lithuanian 2%
• Foreign-born: 16% · Canada, South Korea, China
• Languages at home: 78% English-only · Tagalog/Filipino 8% Other Asian/Pacific 4% Spanish 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: ▼ -216.29%
• Current HPI: 273.1227
• Rent YoY: ▲ 6.35%
• Metro: Anchorage, AK
• State GDP YoY: —
• F500 in state: 0

Price history

+402.2% since first listed

4 events — show timeline

• 2026-06-11 Sold (MLS) — AKMLS
• 2026-05-03 Pending — AKMLS
• 2026-04-27 Listed $92,900 AKMLS
• 2000-06-14 Listed $18,500 AKMLS