1111 E Klatt Rd · Anchorage, AK 99515

$725,000

9 bd · 3.9 ba · 3,600 sqft · MultiFamily public records · 1 Days on market

Built 1978 0.33 ac lot

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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 +18.4/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 1% rule +4.7/10.0
• Livability +3.9/5.0
• Schools +3.7/10.0
• Rent growth +3.4/5.0
• 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: 3 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

Great owner-occupied or investment opp. Southside with restaurants & Huffman Park in walking distance & Lowes just a couple min by car. LARGE lot on sparse street. Privacy, in treed setting. Two access roads, E Klatt & paved alley north of Klatt. Each unit with 2 bd 1 ba, in-unit w/ d, carport & individual storage shed (5th storage shed for owner). 2 units w/ balconies. All units had fireplaces that have been sheet-rocked over. X-Lrg parking lot- front and back; room for RV. Good curb appeal. .. high rental demand.

Key facts

• 0.33 acre lot
• Garage
• Built 1978

Property features AI

Finance

• Other: Living area reported as 3480 (unit withheld); Lot approximately 0.33 acre (14,400 sq ft)

Exterior

• Parking: 8 open parking spaces; 4 carport spaces; No attached garage
• Utilities: Public sewer
• Home design: Multi-family property; Built in 1978; Facing and entry details not provided
• Construction: Metal siding; Block foundation; Roof details not specified
• Exterior features: Paved road access

Interior

• Bedrooms: 8 bedrooms
• Flooring: Carpet
• Bathrooms: 4 full bathrooms
• Interior features: Carpet flooring

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/1.3-bath units multifamily listed at $725k.

Deal economics

• At list price, monthly cash flow is $673 ($8k/yr) — positive. Per door: $224/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $702k (3.1% below list).
• Recommended offer: $702k (3.1% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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: Ocean View Elementary (math 42% / reading 47%, grade F, #66 of 156 statewide, top 43%, 355 students, 37% FRL); Goldenview Middle School (math 46% / reading 58%, grade C+, #3 of 36 statewide, top 9%, 626 students, 16% FRL); Service High School (math 40% / reading 41%, grade F, #21 of 61 statewide, top 33%, 1,544 students, 28% FRL).
• Market conditions: Rents rising (+3.6%/yr); 110 active listings in the ZIP; high-income renter base; 306 units permitted in Anchorage Municipality in 2024 (90 in 5+ unit buildings).
• At $7,024/mo this rent would consume 74% of the median local household income ($114k/yr) (locally 411% 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 $5k of loan paydown is wiped out by about $22k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

Recommended offer $702,400 (3.1% below list)

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. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.97% ✗
• Cap rate: 7.41%
• Cash-on-cash: 3.98%
• DSCR: 1.18
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.65% rent growth · sell at horizon

5-year hold

• IRR: -9.4%
• Equity multiple: 0.66×
• Total profit: $-69,994
• Equity at exit: $108,100

10-year hold

• IRR: 0.9%
• Equity multiple: 1.07×
• Total profit: $13,535
• Equity at exit: $62,685

Cash invested: $203,000 (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 99515

• Rents YoY: 3.6%
• Active inventory: 110
• Price-to-rent: 25.8×

Monthly cashflow live

• Estimated rent: $7,024 high
• Mortgage (P&I): −$3,802
• Tax from tax record: −$772 /mo · $9,267/yr
• Insurance: −$302
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,475
• Net cashflow: $673

Break-even live

Break-even rent $6,173

Max offer price $725,000

Occupancy floor 85%

Sensitivity live

Price	-10% $1,083	-5% $878	+0% $673	+5% $467	+10% $262
Rent	-10% $118	-5% $395	+0% $673	+5% $950	+10% $1,228
Rate	-1.0pp $1,038	-0.5pp $857	base $673	+0.5pp $485	+1.0pp $294

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	1.3	$7,023
Total (3 units)			$7,024

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: $181,250
• Closing costs: $21,750
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-13
   remarks 528-char remark
2. 2026-06-13
   listed $725,000 Pending 1 DOM

ⓘ 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: $9,267 · $772/mo
• Projected year-2 tax: $9,267 · $772/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $84,288
• − Mortgage interest: −$40,611
• − Property taxes: −$9,267
• − Insurance: −$3,625
• − Repairs & maintenance: −$6,743
• − Management: −$6,743
• − Depreciation: −$21,091
• Taxable loss: −$3,792
• Est. tax savings @ 24.0%: +$910
• After-tax cash flow: $8,982/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): 21,870
• Household income: $113,995
• Rent vs Own: 21.1% rent · 78.9% own
• Severe rent burden: 411.0

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 0.63)
• Race & ethnicity: White 59% Two or more races 15% Asian 12% Hispanic / Latino 9% Native American 4% Pacific Islander 4%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Portuguese 4% Lithuanian 3% Italian 2%
• Foreign-born: 14% · Canada, South Korea
• Languages at home: 79% English-only · Spanish 7% Tagalog/Filipino 5% Other Asian/Pacific 5%

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: ▼ -205.45%
• Current HPI: 283.2778
• Rent YoY: ▲ 3.65%
• Metro: Anchorage, AK
• State GDP YoY: —
• F500 in state: 0

Price history

+230.3% since first listed

8 events — show timeline

• 2026-06-11 Pending — AKMLS
• 2026-06-11 Listed $725,000 AKMLS
• 2004-11-08 Sold (Public Records) — Public Records
• 2004-07-01 Listed $379,900 AKMLS
• 2004-05-19 Listed $389,000 AKMLS
• 2002-03-06 Sold (Public Records) — Public Records
• 1998-01-09 Sold (Public Records) — Public Records
• 1997-07-11 Listed $219,500 AKMLS

Property tax history

+3.2%/yr

Latest (2025): $9,267 · +4.2% YoY. Source: county tax records.