3530 E 42nd Ave · Anchorage, AK 99508

$775,000

12 bd · 6.0 ba · 6,120 sqft · MultiFamily public records · 77 Days on market

Built 1974 0.27 ac lot $127/sqft · 22% below area Est $989k · 22% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Livability +3.9/5.0
• Rent growth +3.7/5.0
• Schools +3.7/10.0
• 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: 6 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

Centrally located 6-plex with consistent and reliable rental history. All units have 2 bedrooms, 1 bathroom, and have been moderately updated in the past 6-12 months. Property is fully occupied.

Key facts

• Complete remodel
• New plumbing
• New water heater

Tags

• ROOF REPLACEMENT
• NEW WATER HEATER
• UPDATED BOILER CONTROL PANEL
• COMPLETE REMODEL
• NEW PLUMBING
• NEW WINDOWS

What this means for you Summary

Snapshot

• This is a 6 × 2-bed/1.0-bath units multifamily listed at $775k.

Deal economics

• At list price, monthly cash flow is $3k ($36k/yr) — positive. Per door: $501/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $775k).
• Recommended offer: $728k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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.
• 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 $10,371/mo this rent would consume 157% 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 $5k of loan paydown is wiped out by about $23k 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.
• At projected returns (-3.0% appreciation + 4.9% rent growth), your $217k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($728k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 8y 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: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $728,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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 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: 1.34% ✓
• Cap rate: 11.03%
• Cash-on-cash: 16.93%
• DSCR: 1.75
• GRM: 6.2

CMA / ARV

• ARV (median comp): $989,205
• List price: $775,000
• Delta: -21.65%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 9.8%
• Equity multiple: 1.40×
• Total profit: $85,896
• Equity at exit: $115,555

10-year hold

• IRR: 20.4%
• Equity multiple: 2.87×
• Total profit: $406,744
• Equity at exit: $67,008

Cash invested: $217,000 (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: 147
• Price-to-rent: 37.4×

Monthly cashflow live

• Estimated rent: $10,371 high
• Mortgage (P&I): −$4,064
• Tax from tax record: −$745 /mo · $8,936/yr
• Insurance: −$323
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,178
• Net cashflow: $3,006

Break-even live

Break-even rent $6,566

Max offer price $775,000

Occupancy floor 66%

Sensitivity live

Price	-10% $3,445	-5% $3,225	+0% $3,006	+5% $2,786	+10% $2,567
Rent	-10% $2,187	-5% $2,596	+0% $3,006	+5% $3,415	+10% $3,825
Rate	-1.0pp $3,396	-0.5pp $3,203	base $3,006	+0.5pp $2,805	+1.0pp $2,601

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

Units	Beds	Baths	Est. rent
▸ 6× units	2	1	$10,374
Total (6 units)			$10,371

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: $193,750
• Closing costs: $23,250
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-05-13
   status Pending 195-char remark

   Show marketing remark (195 chars)

   Centrally located 6-plex with consistent and reliable rental history. All units have 2 bedrooms, 1 bathroom, and have been moderately updated in the past 6-12 months. Property is fully occupied.

2. 2026-02-24
   listed $775,000 Active 195-char remark

   Show marketing remark (195 chars)

   Centrally located 6-plex with consistent and reliable rental history. All units have 2 bedrooms, 1 bathroom, and have been moderately updated in the past 6-12 months. Property is fully occupied.

3. 2025-06-20
   status Active
4. 2025-04-24
   status Pending
5. 2024-11-07
   listed $775,000 Active
6. 2024-07-13
   price $775,000
7. 2024-06-19
   listed $835,000 Active
8. 2023-07-26
   historical $1,350
9. 2023-07-18
   listed $1,350
10. 2023-02-16
    soldstatus
11. 2022-11-29
    status Pending
12. 2022-11-18
    listed $699,900 Active
13. 2021-09-24
    soldstatus
14. 2021-07-06
    status Pending
15. 2021-06-30
    listed $495,000 Active
16. 2019-05-08
    listed $474,000
17. 2018-06-12
    listed $549,000

ⓘ 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: $8,936 · $745/mo
• Projected year-2 tax: $9,079 · $757/mo
• Expected delta: +$143/yr (+$12/mo · 1.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🫁 Air quality 1/10 Low

Taxation est. · year 1

• Rental income: $124,452
• − Mortgage interest: −$43,412
• − Property taxes: −$8,936
• − Insurance: −$4,542
• − Repairs & maintenance: −$9,956
• − Management: −$9,956
• − Depreciation: −$22,545
• Taxable income: $25,105
• Est. tax owed @ 24.0%: −$6,025
• After-tax cash flow: $30,045/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

+41.2% since first listed

17 events — show timeline

• 2026-05-13 Pending — AKMLS
• 2026-02-24 Listed $775,000 AKMLS
• 2025-06-20 Relisted — AKMLS
• 2025-04-24 Pending — AKMLS
• 2024-11-07 Listed $775,000 AKMLS
• 2024-07-13 Price Changed $775,000 AKMLS
• 2024-06-19 Listed $835,000 AKMLS
• 2023-07-26 Rental Removed $1,350 APPFOLIO
• 2023-07-18 Listed for Rent $1,350 APPFOLIO
• 2023-02-16 Sold (Public Records) — Public Records
• 2022-11-29 Pending — AKMLS
• 2022-11-18 Listed $699,900 AKMLS
• 2021-09-24 Sold (Public Records) — Public Records
• 2021-07-06 Pending — AKMLS
• 2021-06-30 Listed $495,000 AKMLS
• 2019-05-08 Listed $474,000 AKMLS
• 2018-06-12 Listed $549,000 AKMLS

Property tax history

+1.9%/yr

Latest (2025): $8,936 · +3.1% YoY. Source: county tax records.