741 N Klevin St · Anchorage, AK 99508

$100,000

3 bd · 2.0 ba · 1,694 sqft · SingleFamily public records · 177 Days on market

Built 1952 6,098 sqft lot

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Why this score? — see what drove the F 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 +7.5/15.0
• Livability +3.9/5.0
• Rent growth +3.7/5.0
• Schools +3.7/10.0
• Cash flow +3.1/30.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The list price is not indicative of seller's final reserve amount. This property is part of an online bidding event; please visit Auction.com to place bids. Inspections of this property and contact with occupants are strictly prohibited. Property is sold ''as is'' and no for sale sign allowed. See ''More'' for additional details The list price is not indicative of seller's final reserve amount. This property is part of an online bidding event; please visit Auction.com to place bids. Inspections of this property and contact with occupants are strictly prohibited. Property is sold ''as is'' and no for sale sign allowed. This property is now active in an online auction. All offers must be submitted through the property's listing page on www.auction.com. The sale will be subject to a 5% buyer's premium pursuant to the Auction Terms and Conditions (minimums may apply). All auction bids will be processed subject to seller approval. NOTE - This is a Foreclosure Sale. Listing Licensee has limited information. All information taken from tax records, title report and visual observation. BUYER TO VERIFY ALL INFORMATION PLEASE.

Key facts

• 6,098 sq ft lot
• Built 1952
• Listed 177 days

🔨 Auction listing. The $100,000 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $396,086 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $-1k ($-15k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 2.5% vs local median 3.8% in Anchorage — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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.
• Market conditions: Rents rising fast (+4.9%/yr); 147 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 177 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 29y 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.

Risks & watch-outs

• Watch-outs: property tax is 5.9% of price; built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $88,000 (12.0% 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. It's been on market 177 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.47% ✗
• Cap rate: 2.46%
• Cash-on-cash: -13.70%
• DSCR: 0.39
• GRM: 17.7

CMA / ARV

• ARV (median comp): $396,086
• List price: $100,000
• Delta: -74.75%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
832 N Park St	0.06mi	3/2.0	1,872 (+10%)	9mo	$379,900	$203	72
516 N Hoyt St	0.18mi	4/1.0 (+1)	1,727 (+2%)	18mo	$274,900	$159	64
501 Mumford St	0.36mi	3/1.0	1,584 (-6%)	10mo	$265,000	$167	60
3341 Tarwater Ave	0.51mi	3/2.0	1,499 (-12%)	3mo	$345,000	$230	55
3216 Tarwater Ave	0.61mi	4/2.0 (+1)	1,570 (-7%)	2mo	$399,000	$254	52
700 N Pine St	0.35mi	3/2.5	1,462 (-14%)	9mo	$365,000	$250	51
342 Park St	0.74mi	3/2.0	1,500 (-12%)	2mo	$385,000	$257	44

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 · 4.88% rent growth · sell at horizon

5-year hold

• IRR: -40.2%
• Equity multiple: -0.27×
• Total profit: $-141,226
• Equity at exit: $59,058

10-year hold

• IRR: -51.7%
• Equity multiple: -0.91×
• Total profit: $-211,425
• Equity at exit: $34,246

Cash invested: $110,904 (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 99508

• Rents YoY: 4.9%
• Active inventory: 147
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,862 high
• Mortgage (P&I): −$2,077
• Tax est. 1.5%: −$495 /mo · $5,941/yr
• Insurance: −$165
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $-1,266

Break-even live

Break-even rent $3,465

Max offer price $235,275

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: $99,021
• Closing costs: $11,883
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
617 N Park St Unit B Anchorage, AK	3.0	1.0	2000	$2,000	$1.00	23d	1	0.09mi
524 N Klevin St Unit B Anchorage, AK	2.0	1.0	1080	$1,700	$1.57	43d	1	0.12mi
814 N Bunn St Unit 4 Anchorage, AK	2.0	1.0	1100	$1,400	$1.27	13d	1	0.16mi
3926 E 3rd Ave #6 Anchorage, AK	3.0	1.5	1200	$2,000	$1.67	43d	1	0.68mi
5201 Chena Ave #1 Anchorage, AK	3.0	1.0	1100	$1,350	$1.23	43d	1	0.80mi
3925 E 9th Ave Unit 5 Anchorage, AK	3.0	1.5	1200	$1,750	$1.46	43d	1	1.10mi
5901 E 6th Ave Anchorage, AK	2.0–3.0	1.0–2.0	907	$2,430	$2.68	13d	7	1.46mi
235 Skwentna Dr Anchorage, AK	3.0	2.5	1535	$2,500	$1.63	43d	1	1.46mi

Listing history 20 events

1. 2026-06-18
   days on market $100,000 Active 177 DOM
2. 2026-06-17
   days on market $100,000 Active 176 DOM
3. 2026-06-16
   days on market $100,000 Active 175 DOM
4. 2026-06-15
   days on market $100,000 Active 174 DOM
5. 2026-06-14
   days on market $100,000 Active 172 DOM
6. 2026-06-13
   days on market $100,000 Active 171 DOM
7. 2026-06-10
   days on market $100,000 Active 169 DOM
8. 2026-06-09
   days on market $100,000 Active 168 DOM
9. 2026-06-08
   days on market $100,000 Active 167 DOM
10. 2026-06-07
    days on market $100,000 Active 166 DOM
11. 2026-06-03
    days on market $100,000 Active 162 DOM
12. 2026-06-02
    days on market $100,000 Active 161 DOM
13. 2026-06-01
    days on market $100,000 Active 160 DOM
14. 2026-05-31
    days on market $100,000 Active 159 DOM
15. 2026-05-30
    days on market $100,000 Active 158 DOM
16. 2026-01-23
    status Active 1135-char remark

    Show marketing remark (1135 chars)

    The list price is not indicative of seller's final reserve amount. This property is part of an online bidding event; please visit Auction.com to place bids. Inspections of this property and contact with occupants are strictly prohibited. Property is sold ''as is'' and no for sale sign allowed. See ''More'' for additional details The list price is not indicative of seller's final reserve amount. This property is part of an online bidding event; please visit Auction.com to place bids. Inspections of this property and contact with occupants are strictly prohibited. Property is sold ''as is'' and no for sale sign allowed. This property is now active in an online auction. All offers must be submitted through the property's listing page on www.auction.com. The sale will be subject to a 5% buyer's premium pursuant to the Auction Terms and Conditions (minimums may apply). All auction bids will be processed subject to seller approval. NOTE - This is a Foreclosure Sale. Listing Licensee has limited information. All information taken from tax records, title report and visual observation. BUYER TO VERIFY ALL INFORMATION PLEASE.

17. 2025-10-18
    listed $100,000 Active 1135-char remark

    Show marketing remark (1135 chars)

    The list price is not indicative of seller's final reserve amount. This property is part of an online bidding event; please visit Auction.com to place bids. Inspections of this property and contact with occupants are strictly prohibited. Property is sold ''as is'' and no for sale sign allowed. See ''More'' for additional details The list price is not indicative of seller's final reserve amount. This property is part of an online bidding event; please visit Auction.com to place bids. Inspections of this property and contact with occupants are strictly prohibited. Property is sold ''as is'' and no for sale sign allowed. This property is now active in an online auction. All offers must be submitted through the property's listing page on www.auction.com. The sale will be subject to a 5% buyer's premium pursuant to the Auction Terms and Conditions (minimums may apply). All auction bids will be processed subject to seller approval. NOTE - This is a Foreclosure Sale. Listing Licensee has limited information. All information taken from tax records, title report and visual observation. BUYER TO VERIFY ALL INFORMATION PLEASE.

18. 2007-06-15
    soldstatus
19. 2007-04-11
    listed $219,000
20. 1997-08-02
    listed $99,900

ⓘ 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: $471 · $39/mo
• Projected year-2 tax: $830 · $69/mo
• Expected delta: +$360/yr (+$30/mo · 76.4%)

ⓘ 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: $22,342
• − Mortgage interest: −$22,187
• − Property taxes: −$5,941
• − Insurance: −$1,980
• − Repairs & maintenance: −$1,787
• − Management: −$1,787
• − Depreciation: −$11,522
• Taxable loss: −$22,864
• Est. tax savings @ 24.0%: +$5,487
• After-tax cash flow: $-9,710/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): 36,458
• Household income: $79,314
• Rent vs Own: 46.8% rent · 53.2% own
• Severe rent burden: 1248.0

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: Highly diverse neighborhood (Simpson 0.82)
• Race & ethnicity: White 38% Two or more races 14% Asian 13% Hispanic / Latino 13% Native American 10% Pacific Islander 8% Black 6%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2% Cuban 1% Dominican 3%
• Common ancestry: Portuguese 3% Iranian 2% Romanian 2%
• Foreign-born: 15% · Canada, Jamaica, South Korea
• Languages at home: 72% English-only · Other Asian/Pacific 11% Spanish 8% Tagalog/Filipino 4%

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: ▼ -203.51%
• Current HPI: 257.8807
• Rent YoY: ▲ 4.88%
• Metro: Anchorage, AK
• State GDP YoY: —
• F500 in state: 0

Price history

+0.1% since first listed

5 events — show timeline

• 2026-01-23 Relisted — AKMLS
• 2025-10-18 Listed $100,000 AKMLS
• 2007-06-15 Sold (Public Records) — Public Records
• 2007-04-11 Listed $219,000 AKMLS
• 1997-08-02 Listed $99,900 AKMLS

Property tax history

+2.2%/yr

Latest (2025): $471 · +785.2% YoY. Source: county tax records.