3031 Brookview St · Anchorage, AK 99504

$389,900

5 bd · 3.0 ba · 2,156 sqft · SingleFamily public records · 17 Days on market

Built 2000 4,307 sqft lot Est $517k · 25% 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 +12.5/30.0
• Livability +3.9/5.0
• DSCR +3.7/10.0
• Schools +3.7/10.0
• 1% rule +3.2/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious and unique 5-bedroom, 3-bath home with a large fenced yard and stunning mountain views. Converted garage suite with private entrance offers flexible living options for guests or extended family. Huge deck, perfect for entertaining, relaxing, and enjoying the scenery. Check it out!

Key facts

• Fenced yard
• Private entrance
• Huge deck

Tags

• FENCED YARD
• MOUNTAIN VIEWS
• CONVERTED GARAGE SUITE
• PRIVATE ENTRANCE
• HUGE DECK

Property features AI

Exterior

• Parking: No garage; No carport
• Utilities: Public sewer
• Home design: Residential property; Attached property; Built in 2000
• Construction: Wood frame construction; Composition/shingle/asphalt roof
• Exterior features: Fenced yard; Private yard

Interior

• Kitchen: Dishwasher; Refrigerator; Pantry
• Bedrooms: 5 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Dishwasher; Refrigerator; Fireplace; Pantry; BR/BA on main level

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $390k.

Deal economics

• At list price, monthly cash flow is $-58 ($-698/yr) — negative.
• To cash-flow at today's rent, offer at most $380k (2.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $318k (18.5% below list).
• Recommended offer: $318k (18.5% 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.
• Zoned schools: Susitna Elementary (math 32% / reading 32%, grade F, #104 of 156 statewide, top 70%, 368 students, 56% FRL); Nicholas J. Begich Middle School (math 10% / reading 24%, grade F, #32 of 36 statewide, top 89%, 882 students, 78% FRL); Bartlett High School (math 22% / reading 27%, grade F, #42 of 61 statewide, top 82%, 1,373 students, 64% FRL) — zoned schools average 66% FRL vs 38% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 24% at this address vs 40% district-wide (-16 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 (+2.6%/yr); 214 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 306 units permitted in Anchorage Municipality in 2024 (90 in 5+ unit buildings).
• This rent runs 44% of the median local income ($87k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 17 days — a 2% lower offer ($384k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $30k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $317,873 (18.5% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.82% ✗
• Cap rate: 6.11%
• Cash-on-cash: -0.64%
• DSCR: 0.97
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $517,440
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8041 Northwind Ave	0.31mi	4/2.5 (-1)	2,166 (+0%)	10mo	$499,000	$230	70
3300 Cherry St	0.16mi	5/2.5	2,236 (+4%)	19mo	$449,000	$201	69
3430 Evergreen St	0.25mi	4/2.5 (-1)	2,332 (+8%)	5mo	$490,000	$210	63
3620 Gayot Dr	0.40mi	4/3.0 (-1)	2,042 (-5%)	10mo	$500,000	$245	59
7831 Wildbrook Ct	0.63mi	4/2.5 (-1)	2,104 (-2%)	4mo	$529,000	$251	56
8631 Witherspoon Cir	0.50mi	4/2.0 (-1)	2,076 (-4%)	16mo	$495,000	$238	48
3715 Scenic View Dr	0.59mi	4/3.0 (-1)	2,057 (-5%)	24mo	$508,000	$247	40
8410 E 20th Ave	0.66mi	4/3.0 (-1)	1,916 (-11%)	10mo	$498,000	$260	37
8340 Majestic Dr	0.69mi	4/2.0 (-1)	1,976 (-8%)	12mo	$474,000	$240	34
8471 Pioneer Dr	0.69mi	4/2.0 (-1)	2,080 (-4%)	22mo	$405,000	$195	34
3748 Scenic View Dr	0.63mi	4/2.0 (-1)	1,872 (-13%)	10mo	$465,000	$248	31
3925 Resurrection Dr	0.59mi	4/3.0 (-1)	1,887 (-12%)	24mo	$365,000	$193	27

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 · 2.57% rent growth · sell at horizon

5-year hold

• IRR: -17.8%
• Equity multiple: 0.37×
• Total profit: $-68,285
• Equity at exit: $58,135

10-year hold

• IRR: -10.8%
• Equity multiple: 0.36×
• Total profit: $-69,922
• Equity at exit: $33,711

Cash invested: $109,172 (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 99504

• Rents YoY: 2.6%
• Active inventory: 214
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $3,179 medium
• Mortgage (P&I): −$2,045
• Tax from tax record: −$362 /mo · $4,347/yr
• Insurance: −$162
• HOA: −$0
• Vacancy / Maint / Mgmt: −$668
• Net cashflow: $-58

Break-even live

Break-even rent $3,252

Max offer price $379,621

Occupancy floor 97%

Sensitivity live

Price	-10% $163	-5% $52	+0% $-58	+5% $-169	+10% $-279
Rent	-10% $-309	-5% $-184	+0% $-58	+5% $67	+10% $193
Rate	-1.0pp $138	-0.5pp $41	base $-58	+0.5pp $-159	+1.0pp $-262

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: $97,475
• Closing costs: $11,697
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3841 Sycamore Loop Anchorage, AK	4.0	2.0	1568	$3,000	$1.91	45d	1	0.45mi
6721 Foothill Dr Anchorage, AK	4.0	2.0	1824	$3,100	$1.70	15d	1	1.38mi

Listing history 14 events

1. 2026-06-18
   days on market $389,900 Active 17 DOM
2. 2026-06-17
   price $389,900 Active 16 DOM
3. 2026-06-17
   days on market $399,900 Active 16 DOM
4. 2026-06-16
   days on market $399,900 Active 15 DOM
5. 2026-06-15
   days on market $399,900 Active 14 DOM
6. 2026-06-14
   days on market $399,900 Active 12 DOM
7. 2026-06-13
   pricedays on market $399,900 Active 11 DOM
8. 2026-06-10
   days on market $419,900 Active 9 DOM
9. 2026-06-09
   days on market $419,900 Active 8 DOM
10. 2026-06-08
    days on market $419,900 Active 7 DOM
11. 2026-06-07
    days on market $419,900 Active 6 DOM
12. 2026-06-03
    days on market $419,900 Active 2 DOM
13. 2026-06-02
    remarks 290-char remark
14. 2026-06-02
    listed $419,900 Active 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: $4,347 · $362/mo
• Projected year-2 tax: $4,493 · $374/mo
• Expected delta: +$146/yr (+$12/mo · 3.4%)

ⓘ 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: $38,145
• − Mortgage interest: −$21,840
• − Property taxes: −$4,347
• − Insurance: −$1,950
• − Repairs & maintenance: −$3,052
• − Management: −$3,052
• − Depreciation: −$11,343
• Taxable loss: −$7,438
• Est. tax savings @ 24.0%: +$1,785
• After-tax cash flow: $1,087/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): 42,093
• Household income: $86,710
• Rent vs Own: 33.9% rent · 66.1% own
• Severe rent burden: 1052.0

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 0.80)
• Race & ethnicity: White 41% Two or more races 18% Asian 13% Native American 9% Black 9% Hispanic / Latino 9% Pacific Islander 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Portuguese 2% Ukrainian 2% Romanian 2%
• Foreign-born: 12% · Canada, South Korea, Vietnam
• Languages at home: 76% English-only · Other Asian/Pacific 9% Spanish 4% Tagalog/Filipino 3%

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: ▼ -184.29%
• Current HPI: 259.8803
• Rent YoY: ▲ 2.57%
• Metro: Anchorage, AK
• State GDP YoY: —
• F500 in state: 0

Price history

+37.7% since first listed

5 events — show timeline

• 2026-06-01 Listed $419,900 AKMLS
• 2018-07-10 Sold (Public Records) — Public Records
• 2018-04-20 Listed $304,900 AKMLS
• 2014-12-24 Sold (Public Records) — Public Records
• 1999-04-15 Sold (Public Records) — Public Records

Property tax history

+10.7%/yr

Latest (2025): $4,347 · -5.3% YoY. Source: county tax records.