4216 San Roberto Ave · Anchorage, AK 99508

$1,095,000

15 bd · 16.0 ba · 5,318 sqft · MultiFamily public records · 83 Days on market

Built 1970 0.44 ac lot $206/sqft · 90% above area Est $1117k · at est.

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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 +12.6/30.0
• ARV discount +8.4/15.0
• Livability +3.9/5.0
• DSCR +3.8/10.0
• Rent growth +3.7/5.0
• Schools +3.7/10.0
• 1% rule +2.8/10.0
• 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: 5 units. confirmed

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 MLS

Owner is in retirement mode! Purchased property 2 years ago with intention to hold long term and continued with updates! 16 one bedroom units with laundry room for every 4 units. More new windows, second new boiler, new entryways! Jump on this opportunity to acquire a great investment.

Key facts

• One bedroom units
• New boiler
• New entryways

Tags

• ONE BEDROOM UNITS
• LAUNDRY ROOM FOR EVERY 4 UNITS
• NEW WINDOWS
• NEW BOILER
• NEW ENTRYWAYS

What this means for you Summary

Snapshot

• This is a 5 × 3-bed/?-bath units multifamily listed at $1.09M.

Deal economics

• At list price, monthly cash flow is $-142 ($-2k/yr) — negative. Per door: $-28/mo.
• To cash-flow at today's rent, offer at most $1.07M (2.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $856k (21.8% below list).
• Recommended offer: $856k (21.8% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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.
• Market conditions: Rents rising fast (+4.9%/yr); 147 active listings in the ZIP; solid renter incomes; 306 units permitted in Anchorage Municipality in 2024 (90 in 5+ unit buildings).
• At $8,564/mo this rent would consume 130% of the median local household income ($79k/yr) (locally 1248% 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 $8k of loan paydown is wiped out by about $33k 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 83 days — a 6% lower offer ($1.03M) is reasonable based on typical stale-listing flexibility.

Recommended offer $856,400 (21.8% 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 83 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 0.78% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.56%
• DSCR: 0.98
• GRM: 10.7

CMA / ARV

• ARV (median comp): $1,116,550
• List price: $1,095,000
• Delta: -1.93%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.88% rent growth · sell at horizon

5-year hold

• IRR: -15.3%
• Equity multiple: 0.44×
• Total profit: $-170,252
• Equity at exit: $163,268

10-year hold

• IRR: -4.2%
• Equity multiple: 0.70×
• Total profit: $-90,646
• Equity at exit: $94,676

Cash invested: $306,600 (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: 53.3×

Monthly cashflow live

• Estimated rent: $8,564 high
• Mortgage (P&I): −$5,742
• Tax from tax record: −$709 /mo · $8,508/yr
• Insurance: −$456
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,798
• Net cashflow: $-142

Break-even live

Break-even rent $8,744

Max offer price $1,069,922

Occupancy floor 97%

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

Units	Beds	Baths	Est. rent
▸ 5× units	3	—	$8,565
Total (5 units)			$8,564

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: $273,750
• Closing costs: $32,850
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $1,095,000 Active 83 DOM
2. 2026-06-17
   days on market $1,095,000 Active 82 DOM
3. 2026-06-16
   days on market $1,095,000 Active 81 DOM
4. 2026-06-15
   days on market $1,095,000 Active 80 DOM
5. 2026-06-14
   days on market $1,095,000 Active 78 DOM
6. 2026-06-13
   days on market $1,095,000 Active 77 DOM
7. 2026-06-10
   days on market $1,095,000 Active 75 DOM
8. 2026-06-09
   days on market $1,095,000 Active 74 DOM
9. 2026-06-08
   days on market $1,095,000 Active 73 DOM
10. 2026-06-07
    days on market $1,095,000 Active 72 DOM
11. 2026-06-03
    days on market $1,095,000 Active 68 DOM
12. 2026-06-02
    days on market $1,095,000 Active 67 DOM
13. 2026-06-01
    days on market $1,095,000 Active 66 DOM
14. 2026-05-31
    days on market $1,095,000 Active 65 DOM
15. 2026-05-30
    days on market $1,095,000 Active 64 DOM
16. 2026-03-27
    listed $1,190,000 Active 286-char remark

    Show marketing remark (286 chars)

    Owner is in retirement mode! Purchased property 2 years ago with intention to hold long term and continued with updates! 16 one bedroom units with laundry room for every 4 units. More new windows, second new boiler, new entryways! Jump on this opportunity to acquire a great investment.

ⓘ 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: $8,508 · $709/mo
• Projected year-2 tax: $10,769 · $897/mo
• Expected delta: +$2,261/yr (+$188/mo · 26.6%)

ⓘ 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: $102,768
• − Mortgage interest: −$61,337
• − Property taxes: −$8,508
• − Insurance: −$5,475
• − Repairs & maintenance: −$8,221
• − Management: −$8,221
• − Depreciation: −$31,855
• Taxable loss: −$20,849
• Est. tax savings @ 24.0%: +$5,004
• After-tax cash flow: $3,300/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

1 event — show timeline

• 2026-03-27 Listed $1,190,000 AKMLS

Property tax history

+2.8%/yr

Latest (2025): $8,508 · +3.6% YoY. Source: county tax records.