817 Price St · Anchorage, AK 99508

$200,000

2 bd · 1.0 ba · 1,113 sqft · SingleFamily public records · 48 Days on market

Built 1951 6,250 sqft lot $180/sqft · 26% below area Est $271k · 26% under

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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).

• ARV discount +15.0/15.0
• Cash flow +8.5/30.0
• Livability +3.9/5.0
• Rent growth +3.7/5.0
• Schools +3.7/10.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful woodland views and abundant natural light set the tone for this charming ranch-style home. Nestled in a quiet, well-established neighborhood. Featuring two bedrooms and one bath, the thoughtfully designed layout provides easy, single-level living ideal for a variety of lifestyles. Interior updates include new flooring, paint, lighting and fully remodeled bathroom. The finished basement adds valuable additional living space--perfect for a cozy family room, home office, or gym, offering flexibility to suit your needs. Whether you're enjoying your morning coffee surrounded by nature or unwinding at the end of the day, this home delivers comfort, tranquility, and the timeless appeal of a classic ranch.

Key facts

• 6,250 sq ft lot
• Garage
• Built 1951

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-176 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $169k (15.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $153k (23.5% below list).
• Recommended offer: $153k (23.5% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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: William Tyson Elementary (math 12% / reading 8%, grade F, #153 of 156 statewide, top 100%, 342 students, 100% FRL); Clark Middle School (math 7% / reading 22%, grade F, #35 of 36 statewide, top 97%, 835 students, 100% FRL); Bettye Davis East Anchorage High School (math 20% / reading 25%, grade F, #51 of 61 statewide, top 83%, 1,745 students, 71% FRL) — zoned schools average 90% FRL vs 38% district-wide (53 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 16% at this address vs 40% district-wide (-24 pts) — the specific schools serving this property underperform the Anchorage School District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+4.9%/yr); 149 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% 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 $1k of loan paydown is wiped out by about $6k 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 48 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $65k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $153,052 (23.5% 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 48 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1951 — 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 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: 0.77% ✗
• Cap rate: 5.24%
• Cash-on-cash: -3.77%
• DSCR: 0.83
• GRM: 10.9

CMA / ARV

• ARV (median comp): $270,572
• List price: $200,000
• Delta: -26.08%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
309 N Mumford St	0.33mi	3/1.0 (+1)	1,040 (-7%)	8mo	$260,000	$250	62
3623 Peterkin Ave	0.34mi	3/1.0 (+1)	1,066 (-4%)	13mo	$289,000	$271	61
3241 Tarwater Ave	0.39mi	3/2.0 (+1)	1,092 (-2%)	16mo	$275,000	$252	56
636 N Lane St	0.48mi	3/1.0 (+1)	1,040 (-7%)	12mo	$295,000	$284	52
317 N Mumford St	0.33mi	3/1.0 (+1)	1,040 (-7%)	21mo	$255,000	$245	51
709 N Bliss St	0.57mi	1/1.0 (-1)	1,118 (+0%)	21mo	$50,000	$45	50
832 N Hoyt St	0.34mi	3/2.0 (+1)	960 (-14%)	11mo	$235,000	$245	43
219 Park St	0.70mi	3/1.0 (+1)	1,176 (+6%)	12mo	$115,000	$98	43
201 Bunn St	0.75mi	3/1.5 (+1)	1,008 (-9%)	10mo	$299,000	$297	34

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: -20.5%
• Equity multiple: 0.27×
• Total profit: $-40,649
• Equity at exit: $29,821

10-year hold

• IRR: -10.0%
• Equity multiple: 0.34×
• Total profit: $-37,159
• Equity at exit: $17,292

Cash invested: $56,000 (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 99508

• Rents YoY: 4.9%
• Active inventory: 149
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,531 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$253 /mo · $3,036/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $-176

Break-even live

Break-even rent $1,753

Max offer price $168,895

Occupancy floor —

Sensitivity live

Price	-10% $-63	-5% $-119	+0% $-176	+5% $-233	+10% $-289
Rent	-10% $-297	-5% $-237	+0% $-176	+5% $-116	+10% $-55
Rate	-1.0pp $-75	-0.5pp $-125	base $-176	+0.5pp $-228	+1.0pp $-281

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
816 N Bragaw St Unit 1 Anchorage, AK	2.0	1.0	950	$1,650	$1.74	45d	1	0.10mi
541 Irwin St Unit 4 Anchorage, AK	2.0	1.0	800	$1,350	$1.69	15d	1	0.18mi
617 N Flower St Anchorage, AK	2.0	1.0	920	$1,750	$1.90	45d	1	0.24mi
524 N Klevin St Unit B Anchorage, AK	2.0	1.0	1080	$1,700	$1.57	45d	1	0.30mi
415 N Bragaw St #18 Anchorage, AK	1.0	1.0	700	$1,400	$2.00	45d	1	0.30mi
415 N Bragaw St Anchorage, AK	1.0–2.0	1.0	700	$1,500	$2.14	15d	3	0.31mi
404 N Klevin St Unit 2 Anchorage, AK	1.0	1.0	750	$1,095	$1.46	45d	1	0.36mi
821 N Hoyt St Unit 06 Anchorage, AK	2.0	1.0	825	$1,250	$1.52	15d	1	0.39mi
814 N Bunn St Unit 4 Anchorage, AK	2.0	1.0	1100	$1,400	$1.27	15d	1	0.41mi
138 N Klevin St Unit 2 Anchorage, AK	1.0	1.0	800	$1,250	$1.56	25d	1	0.48mi
325 N Hoyt St Unit C Anchorage, AK	2.0	1.0	800	$1,300	$1.62	45d	1	0.49mi
225 N Park St Unit 11 Anchorage, AK	2.0	1.0	710	$1,200	$1.69	45d	1	0.50mi
225 N Park St Apt 3 Anchorage, AK	2.0	1.0	800	$1,250	$1.56	23d	1	0.50mi
225 N Park St Apt 4 Anchorage, AK	2.0	1.0	805	$1,250	$1.55	45d	1	0.50mi
423 N Lane St #4 Anchorage, AK	3.0	1.0	980	$2,050	$2.09	25d	1	0.57mi
423 N Lane St Apt 1 Anchorage, AK	3.0	1.0	980	$2,000	$2.04	25d	1	0.57mi
3926 E 3rd Ave #6 Anchorage, AK	3.0	1.5	1200	$2,000	$1.67	45d	1	0.76mi
330 S Flower St Unit 01 Anchorage, AK	2.0	1.0	700	$1,300	$1.86	45d	1	0.79mi
218 McCarrey St Anchorage, AK	3.0	1.0	640	$1,510	$2.36	23d	9	0.89mi
5201 Chena Ave #1 Anchorage, AK	3.0	1.0	1100	$1,350	$1.23	45d	1	1.07mi
3925 E 9th Ave Unit 5 Anchorage, AK	3.0	1.5	1200	$1,750	$1.46	45d	1	1.17mi
4413 E 8th Ave Unit B Anchorage, AK	2.0	1.0	960	$1,400	$1.46	45d	1	1.19mi
5310 Lionheart Dr Unit 15 Anchorage, AK	2.0	1.0	820	$1,695	$2.07	15d	1	1.24mi
5326 Lionheart Dr Unit 12 Anchorage, AK	2.0	1.0	820	$1,650	$2.01	25d	1	1.25mi

Listing history 7 events

1. 2026-05-08
   price $225,000 717-char remark

   Show marketing remark (717 chars)

   Beautiful woodland views and abundant natural light set the tone for this charming ranch-style home. Nestled in a quiet, well-established neighborhood. Featuring two bedrooms and one bath, the thoughtfully designed layout provides easy, single-level living ideal for a variety of lifestyles. Interior updates include new flooring, paint, lighting and fully remodeled bathroom. The finished basement adds valuable additional living space--perfect for a cozy family room, home office, or gym, offering flexibility to suit your needs. Whether you're enjoying your morning coffee surrounded by nature or unwinding at the end of the day, this home delivers comfort, tranquility, and the timeless appeal of a classic ranch.

2. 2026-04-30
   price $250,000 717-char remark

   Show marketing remark (717 chars)

   Beautiful woodland views and abundant natural light set the tone for this charming ranch-style home. Nestled in a quiet, well-established neighborhood. Featuring two bedrooms and one bath, the thoughtfully designed layout provides easy, single-level living ideal for a variety of lifestyles. Interior updates include new flooring, paint, lighting and fully remodeled bathroom. The finished basement adds valuable additional living space--perfect for a cozy family room, home office, or gym, offering flexibility to suit your needs. Whether you're enjoying your morning coffee surrounded by nature or unwinding at the end of the day, this home delivers comfort, tranquility, and the timeless appeal of a classic ranch.

3. 2026-04-10
   listed $265,000 Active 717-char remark

   Show marketing remark (717 chars)

   Beautiful woodland views and abundant natural light set the tone for this charming ranch-style home. Nestled in a quiet, well-established neighborhood. Featuring two bedrooms and one bath, the thoughtfully designed layout provides easy, single-level living ideal for a variety of lifestyles. Interior updates include new flooring, paint, lighting and fully remodeled bathroom. The finished basement adds valuable additional living space--perfect for a cozy family room, home office, or gym, offering flexibility to suit your needs. Whether you're enjoying your morning coffee surrounded by nature or unwinding at the end of the day, this home delivers comfort, tranquility, and the timeless appeal of a classic ranch.

4. 2022-04-23
   status Active
5. 2022-04-23
   price $139,000
6. 2022-03-15
   listed $160,000 Active
7. 1994-02-25
   soldstatus

ⓘ 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: $3,036 · $253/mo
• Projected year-2 tax: $3,036 · $253/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: $18,366
• − Mortgage interest: −$11,203
• − Property taxes: −$3,036
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,469
• − Management: −$1,469
• − Depreciation: −$5,818
• Taxable loss: −$5,630
• Est. tax savings @ 24.0%: +$1,351
• After-tax cash flow: $-762/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

+40.6% since first listed

7 events — show timeline

• 2026-05-08 Price Changed $225,000 AKMLS
• 2026-04-30 Price Changed $250,000 AKMLS
• 2026-04-10 Listed $265,000 AKMLS
• 2022-04-23 Relisted — AKMLS
• 2022-04-23 Price Changed $139,000 AKMLS
• 2022-03-15 Listed $160,000 AKMLS
• 1994-02-25 Sold (Public Records) — Public Records

Property tax history

+3.4%/yr

Latest (2025): $3,036 · +6.1% YoY. Source: county tax records.