1100 W 77th Ave · Anchorage, AK 99518

$660,000

6 bd · 3.0 ba · 2,688 sqft · MultiFamily public records · 8 Days on market

Built 1983 8,231 sqft lot Est $704k · 6% under

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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).

• ARV discount +10.3/15.0
• Cash flow +9.0/30.0
• Appreciation +8.1/10.0
• Livability +3.9/5.0
• Schools +3.7/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Spacious side-by-side duplex offering an incredible owner-occupy or investment opportunity! Each unit features a 2-car garage, 3 bedrooms, and 2 full bathrooms. Live in one side while generating income from the other, which is already leased on to longterm tenants. Additional highlights include a large yard, wood-burning fireplace, all bedrooms located upstairs, and plenty of parking. Excellent investment potential!

Key facts

• 8,231 sq ft lot
• 4 garage spots
• Built 1983

Property features AI

Exterior

• Parking: Attached 4-car garage; 4 open parking spaces
• Utilities: Public sewer
• Home design: Multi-Family property; Built in 1983; Block foundation
• Construction: Block foundation; Composition shingle roof
• Exterior features: Asphalt composition shingle roof

Interior

• Bedrooms: 6 bedrooms
• Bathrooms: 4 full bathrooms
• Interior features: Multi-family interior layout

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $660k.

Deal economics

• At list price, monthly cash flow is $-521 ($-6k/yr) — negative. Per door: $-260/mo.
• To cash-flow at today's rent, offer at most $568k (13.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $482k (26.9% below list).
• Recommended offer: $482k (26.9% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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: Campbell Stem Elementary (math 32% / reading 32%, grade F, #104 of 156 statewide, top 70%, 415 students, 47% FRL); Mears Middle School (math 30% / reading 47%, grade F, #17 of 36 statewide, top 46%, 733 students, 30% FRL); Dimond High School (math 37% / reading 41%, grade F, #23 of 61 statewide, top 37%, 1,443 students, 25% FRL) — zoned schools at 34% FRL track the district average.
• Market conditions: 51 active listings in the ZIP; solid renter incomes; 306 units permitted in Anchorage Municipality in 2024 (90 in 5+ unit buildings).
• At $4,822/mo this rent would consume 62% of the median local household income ($94k/yr) (locally 385% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $45k of equity ($5k loan paydown + $41k 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 2, paydown + projected appreciation supports a ~$73k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 24y 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 $482,200 (26.9% 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. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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: 0.73% ✗
• Cap rate: 5.35%
• Cash-on-cash: -3.38%
• DSCR: 0.85
• GRM: 11.4

CMA / ARV

• ARV (on-the-fly): $704,256
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1100 W 77th Ave	0.00mi	6/4.0	2,688 (0%)	0mo	$660,000	$246	96
8207 Mentra St	0.30mi	6/4.0	2,768 (+3%)	9mo	$724,900	$262	70

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 13.1%
• Equity multiple: 1.89×
• Total profit: $164,963
• Equity at exit: $423,048

10-year hold

• IRR: 13.6%
• Equity multiple: 3.75×
• Total profit: $509,119
• Equity at exit: $774,305

Cash invested: $184,800 (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: 22.8×

Monthly cashflow live

• Estimated rent: $4,822 high
• Mortgage (P&I): −$3,461
• Tax from tax record: −$594 /mo · $7,131/yr
• Insurance: −$275
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,013
• Net cashflow: $-521

Break-even live

Break-even rent $5,481

Max offer price $567,970

Occupancy floor —

Sensitivity live

Price	-10% $-147	-5% $-334	+0% $-521	+5% $-708	+10% $-895
Rent	-10% $-902	-5% $-711	+0% $-521	+5% $-330	+10% $-140
Rate	-1.0pp $-189	-0.5pp $-353	base $-521	+0.5pp $-692	+1.0pp $-866

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$4,822
Total (2 units)			$4,822

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: $165,000
• Closing costs: $19,800
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-04-29
   status Pending
2. 2026-04-28
   price $660,000
3. 2026-04-21
   listed $675,000 Active
4. 2017-09-12
   soldstatus
5. 2017-05-30
   listed $469,900
6. 2006-02-17
   soldstatus
7. 2005-11-25
   listed $364,900
8. 2002-06-06
   soldstatus
9. 2002-05-01
   listed $290,000
10. 1987-02-27
    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: $7,131 · $594/mo
• Projected year-2 tax: $7,492 · $624/mo
• Expected delta: +$362/yr (+$30/mo · 5.1%)

ⓘ 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: $57,864
• − Mortgage interest: −$36,970
• − Property taxes: −$7,131
• − Insurance: −$3,300
• − Repairs & maintenance: −$4,629
• − Management: −$4,629
• − Depreciation: −$19,200
• Taxable loss: −$17,995
• Est. tax savings @ 24.0%: +$4,319
• After-tax cash flow: $-1,933/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

+127.6% since first listed

10 events — show timeline

• 2026-04-29 Pending — AKMLS
• 2026-04-28 Price Changed $660,000 AKMLS
• 2026-04-21 Listed $675,000 AKMLS
• 2017-09-12 Sold (Public Records) — Public Records
• 2017-05-30 Listed $469,900 AKMLS
• 2006-02-17 Sold (Public Records) — Public Records
• 2005-11-25 Listed $364,900 AKMLS
• 2002-06-06 Sold (Public Records) — Public Records
• 2002-05-01 Listed $290,000 AKMLS
• 1987-02-27 Sold (Public Records) — Public Records

Property tax history

+2.6%/yr

Latest (2025): $7,131 · +2.7% YoY. Source: county tax records.