2860 Seafarer Loop · Anchorage, AK 99516

$580,000

4 bd · 3.0 ba · 2,480 sqft · SingleFamily public records · 20 Days on market

Built 1986 9,100 sqft lot $234/sqft · 10% above area Est $526k · 10% over

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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 +17.3/30.0
• DSCR +5.4/10.0
• 1% rule +4.5/10.0
• Livability +3.9/5.0
• Schools +3.7/10.0
• ARV discount +2.8/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the sought-after Turnagain View neighborhood of South Anchorage, this traditional 2-story home offers space & comfort. Main level features a living room, family room w/wood-burning fireplace & built-ins, formal dining, bedroom, full bath, laundry & kitchen w/granite counters, Viking gas cooktop, stainless appliances & pantry. Upstairs you'll find Upstairs you'll find a spacious primary suite w/walk-in closet & private BA, two additional bedrooms & bonus room. The fenced yard completes this exceptional home in a mature, established neighborhood

Key facts

• Fenced yard
• Stainless appliances
• Viking gas cooktop

Tags

• WOOD-BURNING FIREPLACE
• GRANITE COUNTERS
• VIKING GAS COOKTOP
• STAINLESS APPLIANCES
• FENCED YARD

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $580k.

Deal economics

• At list price, monthly cash flow is $427 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $550k (5.2% below list).
• Recommended offer: $550k (5.2% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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: Rabbit Creek Elementary (math 67% / reading 62%, grade B, #16 of 156 statewide, top 11%, 443 students, 16% FRL); Goldenview Middle School (math 46% / reading 58%, grade C+, #3 of 36 statewide, top 9%, 626 students, 16% FRL); South Anchorage High School (math 50% / reading 48%, grade D, #13 of 61 statewide, top 20%, 1,318 students, 13% FRL) — zoned schools average 15% FRL vs 38% district-wide (23 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 55% at this address vs 40% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the Anchorage School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 206 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $4k of loan paydown is wiped out by about $17k 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 20 days — a 2% lower offer ($571k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 32y 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 $550,000 (5.2% below list)

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. 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?
5. 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.
6. 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.
7. 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: 0.95% ✗
• Cap rate: 7.18%
• Cash-on-cash: 3.16%
• DSCR: 1.14
• GRM: 8.8

CMA / ARV

• ARV (median comp): $525,627
• List price: $580,000
• Delta: 10.34%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14121 Sunview Dr	0.32mi	3/3.0 (-1)	2,286 (-8%)	7mo	$599,800	$262	61
2241 Sues Way	0.59mi	4/4.0	2,368 (-4%)	2mo	$550,000	$232	60
13761 Venus Way	0.59mi	3/2.5 (-1)	2,356 (-5%)	1mo	$579,900	$246	57
3210 Starboard Ln	0.28mi	3/2.5 (-1)	2,817 (+14%)	2mo	$590,000	$209	56
12900 Monterey Cir	0.60mi	5/2.5 (+1)	2,616 (+6%)	2mo	$624,900	$239	54
1800 Hamilton Dr	0.73mi	3/2.5 (-1)	2,484 (+0%)	7mo	$475,000	$191	53
2701 Kempton Hills Dr	0.57mi	4/2.5	2,708 (+9%)	5mo	$640,000	$236	52
3751 Eastwind Dr	0.62mi	4/2.5	2,772 (+12%)	2mo	$750,000	$271	48
2020 Steeple Dr	0.68mi	4/2.0	2,288 (-8%)	6mo	$499,900	$218	47
3250 Legacy Dr	0.57mi	5/3.0 (+1)	2,825 (+14%)	2mo	$649,900	$230	44
12820 Cumberland Cir	0.63mi	5/2.5 (+1)	2,745 (+11%)	4mo	$629,000	$229	43
13105 Stephenson St	0.73mi	5/3.0 (+1)	2,248 (-9%)	5mo	$450,000	$200	41

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -11.3%
• Equity multiple: 0.59×
• Total profit: $-66,754
• Equity at exit: $86,480

10-year hold

• IRR: -2.1%
• Equity multiple: 0.86×
• Total profit: $-22,987
• Equity at exit: $50,148

Cash invested: $162,400 (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 99516

• Home prices YoY: -24.1%
• Active inventory: 206
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $5,500 medium
• Mortgage (P&I): −$3,042
• Tax from tax record: −$635 /mo · $7,616/yr
• Insurance: −$242
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,155
• Net cashflow: $427

Break-even live

Break-even rent $4,959

Max offer price $580,000

Occupancy floor 87%

Sensitivity live

Price	-10% $755	-5% $591	+0% $427	+5% $263	+10% $99
Rent	-10% $-7	-5% $210	+0% $427	+5% $644	+10% $862
Rate	-1.0pp $719	-0.5pp $575	base $427	+0.5pp $277	+1.0pp $124

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: $145,000
• Closing costs: $17,400
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3735 Dora Ave Anchorage, AK	4.0	3.0	3067	$5,500	$1.79	25d	1	1.11mi

Listing history 16 events

1. 2026-06-22
   statusdays on market $580,000 Pending 20 DOM
2. 2026-06-18
   days on market $580,000 Active 19 DOM
3. 2026-06-17
   days on market $580,000 Active 18 DOM
4. 2026-06-16
   days on market $580,000 Active 17 DOM
5. 2026-06-15
   days on market $580,000 Active 16 DOM
6. 2026-06-14
   days on market $580,000 Active 14 DOM
7. 2026-06-13
   status $580,000 Active 13 DOM
8. 2026-05-08
   status Pending 584-char remark

   Show marketing remark (584 chars)

   Located in the sought-after Turnagain View neighborhood of South Anchorage, this traditional 2-story home offers space & comfort. Main level features a living room, family room w/wood-burning fireplace & built-ins, formal dining, bedroom, full bath, laundry & kitchen w/granite counters, Viking gas cooktop, stainless appliances & pantry. Upstairs you'll find Upstairs you'll find a spacious primary suite w/walk-in closet & private BA, two additional bedrooms & bonus room. The fenced yard completes this exceptional home in a mature, established neighborhood

9. 2026-05-04
   status Active 584-char remark

   Show marketing remark (584 chars)

   Located in the sought-after Turnagain View neighborhood of South Anchorage, this traditional 2-story home offers space & comfort. Main level features a living room, family room w/wood-burning fireplace & built-ins, formal dining, bedroom, full bath, laundry & kitchen w/granite counters, Viking gas cooktop, stainless appliances & pantry. Upstairs you'll find Upstairs you'll find a spacious primary suite w/walk-in closet & private BA, two additional bedrooms & bonus room. The fenced yard completes this exceptional home in a mature, established neighborhood

10. 2026-03-17
    status Pending 584-char remark

    Show marketing remark (584 chars)

    Located in the sought-after Turnagain View neighborhood of South Anchorage, this traditional 2-story home offers space & comfort. Main level features a living room, family room w/wood-burning fireplace & built-ins, formal dining, bedroom, full bath, laundry & kitchen w/granite counters, Viking gas cooktop, stainless appliances & pantry. Upstairs you'll find Upstairs you'll find a spacious primary suite w/walk-in closet & private BA, two additional bedrooms & bonus room. The fenced yard completes this exceptional home in a mature, established neighborhood

11. 2026-03-10
    status Active 584-char remark

    Show marketing remark (584 chars)

    Located in the sought-after Turnagain View neighborhood of South Anchorage, this traditional 2-story home offers space & comfort. Main level features a living room, family room w/wood-burning fireplace & built-ins, formal dining, bedroom, full bath, laundry & kitchen w/granite counters, Viking gas cooktop, stainless appliances & pantry. Upstairs you'll find Upstairs you'll find a spacious primary suite w/walk-in closet & private BA, two additional bedrooms & bonus room. The fenced yard completes this exceptional home in a mature, established neighborhood

12. 2026-03-03
    status Pending 584-char remark

    Show marketing remark (584 chars)

    Located in the sought-after Turnagain View neighborhood of South Anchorage, this traditional 2-story home offers space & comfort. Main level features a living room, family room w/wood-burning fireplace & built-ins, formal dining, bedroom, full bath, laundry & kitchen w/granite counters, Viking gas cooktop, stainless appliances & pantry. Upstairs you'll find Upstairs you'll find a spacious primary suite w/walk-in closet & private BA, two additional bedrooms & bonus room. The fenced yard completes this exceptional home in a mature, established neighborhood

13. 2026-02-27
    listed $580,000 Active 584-char remark

    Show marketing remark (584 chars)

    Located in the sought-after Turnagain View neighborhood of South Anchorage, this traditional 2-story home offers space & comfort. Main level features a living room, family room w/wood-burning fireplace & built-ins, formal dining, bedroom, full bath, laundry & kitchen w/granite counters, Viking gas cooktop, stainless appliances & pantry. Upstairs you'll find Upstairs you'll find a spacious primary suite w/walk-in closet & private BA, two additional bedrooms & bonus room. The fenced yard completes this exceptional home in a mature, established neighborhood

14. 1998-06-26
    listed $249,000
15. 1998-04-27
    listed $249,000
16. 1994-04-05
    listed $218,800

ⓘ 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: $7,616 · $635/mo
• Projected year-2 tax: $7,616 · $635/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: $66,000
• − Mortgage interest: −$32,489
• − Property taxes: −$7,616
• − Insurance: −$2,900
• − Repairs & maintenance: −$5,280
• − Management: −$5,280
• − Depreciation: −$16,873
• Taxable loss: −$4,437
• Est. tax savings @ 24.0%: +$1,065
• After-tax cash flow: $6,190/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
• City population: 218,117
• Population (ZIP): 21,208

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 (72%)
• Race & ethnicity: White 72% Two or more races 11% Hispanic / Latino 8% Native American 5% Asian 4% Black 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 5% Portuguese 3% Slovak 3%
• Foreign-born: 6% · Canada, Jamaica, South Korea
• Languages at home: 90% English-only · Spanish 3% Other Asian/Pacific 1% 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: ▼ -83.96%
• Current HPI: 264.1446
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+165.1% since first listed

9 events — show timeline

• 2026-05-08 Pending — AKMLS
• 2026-05-04 Relisted — AKMLS
• 2026-03-17 Pending — AKMLS
• 2026-03-10 Relisted — AKMLS
• 2026-03-03 Pending — AKMLS
• 2026-02-27 Listed $580,000 AKMLS
• 1998-06-26 Listed $249,000 AKMLS
• 1998-04-27 Listed $249,000 AKMLS
• 1994-04-05 Listed $218,800 AKMLS

Property tax history

+2.2%/yr

Latest (2025): $7,616 · +5.0% YoY. Source: county tax records.