13540 Seachant Cir · Anchorage, AK 99516

$560,000

3 bd · 2.5 ba · 2,384 sqft · SingleFamily public records · 19 Days on market

Built 1981 8,807 sqft lot Est $563k · at est.

---

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 +21.2/30.0
• ARV discount +7.7/15.0
• DSCR +6.8/10.0
• 1% rule +4.8/10.0
• Livability +3.9/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully maintained & recently remodeled with outdoor charm. Traditional floorplan with living space down & 1/2 bath, all bedrooms up & 2 bathrooms up. Large SW facing back deck and swing overlook a beautifully landscaped, fenced backyard complete a storage shed. 3 man doors from garage. Extra large master with remodeled bathroom with large walkin shower with self closing sliding glass door. Inside, you'll find thoughtful updates and quality finishes throughout. The kitchen features solid-surface countertops, classic subway tile backsplash, stainless steel appliances, a built-in microwave, and a downdraft electric stovetop. The cozy den with gas fireplace and built-in s

Key facts

• Covered front porch
• Large back deck
• Fenced backyard

Tags

• COVERED FRONT PORCH
• LARGE BACK DECK
• FENCED BACKYARD
• 80 SQ FT STORAGE SHED
• SOLID SURFACE COUNTERTOPS
• SUBWAY TILE BACKSPLASH

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $560k.

Deal economics

• At list price, monthly cash flow is $809 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $550k (1.8% below list).
• Recommended offer: $550k (1.8% below list) — sets the bar for 1% rule.
• Cap rate 8.0% 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: Rabbit Creek Elementary (math 67% / reading 62%, grade B, #16 of 156 statewide, top 11%, 443 students, 16% FRL); Goldenview Middle School (math 46% / reading 58%, grade C+, #3 of 36 statewide, top 9%, 626 students, 16% FRL); South Anchorage High School (math 50% / reading 48%, grade D, #13 of 61 statewide, top 20%, 1,318 students, 13% FRL) — zoned schools average 15% FRL vs 38% district-wide (23 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 55% at this address vs 40% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the Anchorage School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 200 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $4k of loan paydown is wiped out by about $17k 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 19 days — a 2% lower offer ($552k) is reasonable based on typical stale-listing flexibility.

Recommended offer $550,000 (1.8% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.98% ✗
• Cap rate: 8.03%
• Cash-on-cash: 6.19%
• DSCR: 1.28
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $562,624
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13620 Windward Cir	0.08mi	4/3.0 (+1)	2,338 (-2%)	8mo	$530,000	$227	80
2941 Capstan Dr	0.09mi	4/2.5 (+1)	2,502 (+5%)	9mo	$525,000	$210	74
3671 Spinnaker Dr	0.27mi	4/2.5 (+1)	2,420 (+2%)	10mo	$560,000	$231	72
2841 Legacy Dr	0.37mi	4/2.5 (+1)	2,412 (+1%)	9mo	$575,000	$238	68
13761 Venus Way	0.72mi	3/2.5	2,356 (-1%)	1mo	$579,900	$246	64
2241 Sues Way	0.53mi	4/4.0 (+1)	2,368 (-1%)	2mo	$550,000	$232	62
14121 Sunview Dr	0.51mi	3/3.0	2,286 (-4%)	7mo	$599,800	$262	62
2020 Steeple Dr	0.64mi	4/2.0 (+1)	2,288 (-4%)	5mo	$499,900	$218	52
3141 Chesapeake Cir	0.37mi	4/3.5 (+1)	2,628 (+10%)	10mo	$585,000	$223	48
2701 Kempton Hills Dr	0.44mi	4/2.5 (+1)	2,708 (+14%)	5mo	$640,000	$236	48
12741 Silver Spruce Dr	0.70mi	4/2.5 (+1)	2,196 (-8%)	9mo	$599,000	$273	42
3928 Pyrenean Cir	0.66mi	4/3.0 (+1)	2,650 (+11%)	3mo	$795,000	$300	41

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.8%
• Equity multiple: 0.75×
• Total profit: $-39,364
• Equity at exit: $83,498

10-year hold

• IRR: 2.8%
• Equity multiple: 1.20×
• Total profit: $31,545
• Equity at exit: $48,419

Cash invested: $156,800 (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 99516

• Home prices YoY: -24.1%
• Active inventory: 200
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $5,500 medium
• Mortgage (P&I): −$2,937
• Tax from tax record: −$366 /mo · $4,396/yr
• Insurance: −$233
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,155
• Net cashflow: $809

Break-even live

Break-even rent $4,476

Max offer price $560,000

Occupancy floor 80%

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: $140,000
• Closing costs: $16,800
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3735 Dora Ave Anchorage, AK	4.0	3.0	3067	$5,500	$1.79	23d	1	1.16mi

Listing history 2 events

1. 2025-11-06
   status Pending
2. 2025-10-18
   listed $560,000 Active

ⓘ 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: $4,396 · $366/mo
• Projected year-2 tax: $5,530 · $461/mo
• Expected delta: +$1,134/yr (+$95/mo · 25.8%)

ⓘ 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: $66,000
• − Mortgage interest: −$31,369
• − Property taxes: −$4,396
• − Insurance: −$2,800
• − Repairs & maintenance: −$5,280
• − Management: −$5,280
• − Depreciation: −$16,291
• Taxable income: $584
• Est. tax owed @ 24.0%: −$140
• After-tax cash flow: $9,563/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
• City population: 218,117
• Population (ZIP): 21,208

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: Predominantly White (72%)
• Race & ethnicity: White 72% Two or more races 11% Hispanic / Latino 8% Native American 5% Asian 4% Black 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 5% Portuguese 3% Slovak 3%
• Foreign-born: 6% · Canada, Jamaica, South Korea
• Languages at home: 90% English-only · Spanish 3% Other Asian/Pacific 1% 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: ▼ -83.96%
• Current HPI: 264.1446
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2025-11-06 Pending — AKMLS
• 2025-10-18 Listed $560,000 AKMLS

Property tax history

+4.2%/yr

Latest (2025): $4,396 · +9.3% YoY. Source: county tax records.