1810 E 72nd Ave · Anchorage, AK 99507

$800,000

8 bd · 6.0 ba · 4,328 sqft · MultiFamily public records · 4 Days on market

Built 1985 0.26 ac lot Est $801k · at est.

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Why this score? — see what drove the C+ 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 +26.1/30.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Rent growth +4.1/5.0
• Livability +3.9/5.0
• Schools +3.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

IMAGINE owning this incredible investment opportunity! A spacious Southside townhouse style fourplex featuring a large 3bed, 2bath owner's unit, along with 3 tenant units, each offering 2bedrooms and 1.5bathrooms. Each unit has a washer /dryer, deck & outdoor storage. Enjoy the convenience of a spacious attached carport with ample covered parking. Tenants pay gas and electric. This is a must see! Rent: A- $1800 B- $1675 C- $1650 D- $1800 Lease term start: A- 7/1/25 B- 9/1/25 C- 6/1/25 D- 7/1/25 Unit A new tankless hot water heater in January 2026 Unit C new tankless hot water heater in 2024

Key facts

• 0.26 acre lot
• Garage
• Built 1985

What this means for you Summary

Snapshot

• This is a 4 × 2.0-bed/1.5-bath units multifamily listed at $800k.

Deal economics

• At list price, monthly cash flow is $2k ($24k/yr) — positive. Per door: $505/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $800k).
• Cap rate 9.3% 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: Kasuun Elementary (math 37% / reading 37%, grade F, #83 of 156 statewide, top 59%, 289 students, 42% 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) — zoned schools at 37% FRL track the district average.
• Market conditions: Rents rising fast (+6.3%/yr); 188 active listings in the ZIP; solid renter incomes; 306 units permitted in Anchorage Municipality in 2024 (90 in 5+ unit buildings).
• At $9,246/mo this rent would consume 103% of the median local household income ($108k/yr) (locally 775% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $6k of loan paydown is wiped out by about $24k 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 $224k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 4 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 $800,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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. 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.
7. 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.
8. 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: 1.16% ✓
• Cap rate: 9.32%
• Cash-on-cash: 10.81%
• DSCR: 1.48
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $800,680
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1810 E 72nd Ave	0.00mi	9/6.0 (+1)	4,328 (0%)	1mo	$800,000	$185	94
2221 E 66th Ave	0.52mi	8/4.0	3,948 (-9%)	7mo	$450,000	$114	47
6607 Zurich St	0.55mi	8/4.0	3,788 (-12%)	0mo	$775,000	$205	45
8101 Briarwood St	0.63mi	8/6.0	4,752 (+10%)	20mo	$699,000	$147	38

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: 3.5%
• Equity multiple: 1.14×
• Total profit: $31,140
• Equity at exit: $119,283

10-year hold

• IRR: 15.9%
• Equity multiple: 2.49×
• Total profit: $334,244
• Equity at exit: $69,169

Cash invested: $224,000 (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 99507

• Rents YoY: 6.3%
• Active inventory: 188
• Price-to-rent: 28.8×

Monthly cashflow live

• Estimated rent: $9,246 high
• Mortgage (P&I): −$4,195
• Tax from tax record: −$757 /mo · $9,084/yr
• Insurance: −$333
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,942
• Net cashflow: $2,019

Break-even live

Break-even rent $6,691

Max offer price $800,000

Occupancy floor 73%

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

Units	Beds	Baths	Est. rent
▸ 4× units	2.0	1.5	$9,248
Total (4 units)			$9,246

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: $200,000
• Closing costs: $24,000
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-04-22
   status Pending
2. 2026-04-17
   listed $800,000 Active
3. 2023-02-14
   soldstatus
4. 2012-01-27
   soldstatus
5. 2000-12-29
   soldstatus
6. 2000-03-27
   listed $289,000

ⓘ 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: $9,084 · $757/mo
• Projected year-2 tax: $9,302 · $775/mo
• Expected delta: +$218/yr (+$18/mo · 2.4%)

ⓘ 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: $110,952
• − Mortgage interest: −$44,812
• − Property taxes: −$9,084
• − Insurance: −$4,000
• − Repairs & maintenance: −$8,876
• − Management: −$8,876
• − Depreciation: −$23,273
• Taxable income: $12,031
• Est. tax owed @ 24.0%: −$2,887
• After-tax cash flow: $21,337/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): 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

+176.8% since first listed

6 events — show timeline

• 2026-04-22 Pending — AKMLS
• 2026-04-17 Listed $800,000 AKMLS
• 2023-02-14 Sold (Public Records) — Public Records
• 2012-01-27 Sold (Public Records) — Public Records
• 2000-12-29 Sold (Public Records) — Public Records
• 2000-03-27 Listed $289,000 AKMLS

Property tax history

+2.6%/yr

Latest (2025): $9,084 · +5.7% YoY. Source: county tax records.