7240 Huntsmen Cir Unit 4-A · Anchorage, AK 99518

$225,000

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

Built 1983 $350/mo HOA · 18% 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 +7.5/15.0
• Cash flow +7.1/30.0
• Livability +3.9/5.0
• 1% rule +3.8/10.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.3/10.0

Listing remarks

Welcome to 7240 Huntsmen Circle, Unit 4-A -- a well-maintained and inviting condominium flat offering both comfort and functionality. This middle-floor unit features a private deck, perfect for enjoying your morning coffee or relaxing evenings. This thoughtfully designed 2-bedroom, 2-bathroom home offers a spacious layout with abundant natural light throughout. The upper level hosts a private primary suite complete with its own ensuite bath, creating a quiet retreat. An additional bedroom and full bathroom provide flexibility for guests, family, or a home office setup. The kitchen is equipped with modern finishes, including granite countertops, updated appliances, and stylish lighting that

Key facts

• $350 HOA
• Garage
• Built 1983

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $225k.

Deal economics

• At list price, monthly cash flow is $-321 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $168k (25.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (11.8% below list).
• Recommended offer: $168k (25.2% below list) — sets the bar for cash-flow.
• Cap rate 4.6% vs local median 3.8% in Anchorage — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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) — zoned schools average 55% FRL vs 38% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 49 active listings in the ZIP; 4 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; solid renter incomes; 306 units permitted in Anchorage Municipality in 2024 (90 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k 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 ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $168,305 (25.2% 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: 0.88% ✗
• Cap rate: 4.58%
• Cash-on-cash: -6.11%
• DSCR: 0.73
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 11.0%
• Equity multiple: 1.75×
• Total profit: $47,367
• Equity at exit: $144,221

10-year hold

• IRR: 12.0%
• Equity multiple: 3.46×
• Total profit: $155,136
• Equity at exit: $263,968

Cash invested: $63,000 (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: 49
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,985 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$265 /mo · $3,185/yr
• Insurance: −$94
• HOA: −$350
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $-321

Break-even live

Break-even rent $2,391

Max offer price $168,305

Occupancy floor —

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: $56,250
• Closing costs: $6,750
• 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	44d	1	0.09mi
7538 Foxridge Way Unit 8H8H Anchorage, AK	2.0	2.0	741	$2,500	$3.37	14d	1	0.13mi
1011 W 76th Ave Unit 12 Anchorage, AK	1.0	1.0	600	$1,150	$1.92	44d	1	0.45mi
2001 W 80th Ave Anchorage, AK	2.0	1.0	730	$1,690	$2.32	14d	5	1.12mi

HOA detail condo

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

Listing history 3 events

1. 2026-04-23
   status Pending
2. 2026-04-21
   listed $225,000 Active
3. 1990-01-05
   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: $3,185 · $265/mo
• Projected year-2 tax: $3,185 · $265/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $23,820
• − Mortgage interest: −$12,603
• − Property taxes: −$3,185
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,906
• − Management: −$1,906
• − HOA: −$4,200
• − Depreciation: −$6,545
• Taxable loss: −$7,650
• Est. tax savings @ 24.0%: +$1,836
• After-tax cash flow: $-2,015/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

3 events — show timeline

• 2026-04-23 Pending — AKMLS
• 2026-04-21 Listed $225,000 AKMLS
• 1990-01-05 Sold (Public Records) — Public Records

Property tax history

+5.9%/yr

Latest (2025): $3,185 · +12.3% YoY. Source: county tax records.