4131 Resurrection Dr · Anchorage, AK 99504

$329,000

2 bd · 2.5 ba · 1,548 sqft · SingleFamily public records · 2 Days on market

Built 1982 3,510 sqft lot Est $399k · 18% 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 +10.3/30.0
• Livability +3.9/5.0
• Schools +3.7/10.0
• Rent growth +3.1/5.0
• DSCR +3.0/10.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Refreshed 3 beds 2.5 baths Townhome - NO HOA! This home offers the perfect combination of comfort and convenience. Newly renovated bathrooms, new stairs/upstairs carpet along with fresh interior paint and updated kitchen flooring. All bedrooms upstairs. Primary suite features a private en-suite bathroom and walk-in closet. Fully fenced backyard. Seller to purchase new Stove and refrigerator.

Key facts

• 3,510 sq ft lot
• Garage
• Built 1982

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $329k.

Deal economics

• At list price, monthly cash flow is $-178 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $298k (9.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (24.1% below list).
• Recommended offer: $250k (24.1% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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: Scenic Park Elementary (math 32% / reading 42%, grade F, #83 of 156 statewide, top 59%, 382 students, 39% 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 60% FRL vs 38% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 40% district-wide (-14 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); 217 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 306 units permitted in Anchorage Municipality in 2024 (90 in 5+ unit buildings).
• This rent runs 35% 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 $2k of loan paydown is wiped out by about $10k 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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 30y 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 $249,631 (24.1% 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: 0.76% ✗
• Cap rate: 5.64%
• Cash-on-cash: -2.32%
• DSCR: 0.90
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $399,384
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4131 Resurrection Dr	0.00mi	3/2.5 (+1)	1,548 (0%)	1mo	$329,000	$213	94
3933 Sycamore Loop	0.25mi	3/2.0 (+1)	1,552 (+0%)	8mo	$369,500	$238	74
3832 Sycamore Loop	0.19mi	3/2.0 (+1)	1,422 (-8%)	5mo	$399,900	$281	66
3925 Roundtop Cir	0.07mi	3/2.0 (+1)	1,374 (-11%)	8mo	$340,000	$247	64
3658 Scenic View Dr	0.33mi	3/2.0 (+1)	1,469 (-5%)	11mo	$399,000	$272	60
8881 Pioneer Dr	0.21mi	3/2.0 (+1)	1,356 (-12%)	3mo	$310,000	$229	60
4245 Scenic View Dr	0.42mi	3/2.5 (+1)	1,627 (+5%)	10mo	$419,000	$258	58
3310 Shamrock St	0.54mi	3/2.0 (+1)	1,592 (+3%)	7mo	$430,000	$270	57
8500 Ridgeway Ave	0.71mi	3/2.5 (+1)	1,482 (-4%)	2mo	$325,000	$219	53
8631 Brookway Cir	0.67mi	3/2.0 (+1)	1,466 (-5%)	6mo	$425,000	$290	48
3041 Brookridge Cir	0.65mi	3/2.5 (+1)	1,452 (-6%)	11mo	$309,000	$213	45
4370 Ambler Cir	0.64mi	3/2.0 (+1)	1,364 (-12%)	7mo	$394,500	$289	38

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: -20.6%
• Equity multiple: 0.29×
• Total profit: $-65,776
• Equity at exit: $49,055

10-year hold

• IRR: -14.8%
• Equity multiple: 0.17×
• Total profit: $-76,422
• Equity at exit: $28,446

Cash invested: $92,120 (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: 217
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,496 medium
• Mortgage (P&I): −$1,725
• Tax from tax record: −$288 /mo · $3,455/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $-178

Break-even live

Break-even rent $2,722

Max offer price $297,518

Occupancy floor —

Sensitivity live

Price	-10% $8	-5% $-85	+0% $-178	+5% $-271	+10% $-364
Rent	-10% $-375	-5% $-277	+0% $-178	+5% $-80	+10% $19
Rate	-1.0pp $-13	-0.5pp $-95	base $-178	+0.5pp $-263	+1.0pp $-350

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: $82,250
• Closing costs: $9,870
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3622 Sycamore Loop Anchorage, AK	3.0	2.0	1866	$2,895	$1.55	45d	1	0.25mi
3400 Meadowbrook Cir Anchorage, AK	3.0	2.0	1500	$2,350	$1.57	15d	1	0.48mi
4011 Lunar Dr Unit A Anchorage, AK	2.0	2.0	2000	$2,750	$1.38	25d	1	0.85mi
5971 Ridgelake Cir Anchorage, AK	3.0	2.0	1452	$3,000	$2.07	15d	1	1.40mi

Listing history 16 events

1. 2026-04-26
   status Pending
2. 2026-04-24
   listed $329,000 Active
3. 2021-09-23
   soldstatus
4. 2018-10-12
   soldstatus
5. 2018-06-08
   listed $239,900
6. 2014-08-29
   soldstatus
7. 2014-07-08
   listed $235,000
8. 2007-12-21
   soldstatus
9. 2007-11-09
   listed $210,000
10. 2005-08-02
    soldstatus
11. 2005-03-07
    listed $172,000
12. 2002-03-19
    soldstatus
13. 2000-06-06
    listed $129,597
14. 1997-10-10
    soldstatus
15. 1997-08-01
    listed $114,500
16. 1996-08-26
    listed $113,900

ⓘ 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: $3,455 · $288/mo
• Projected year-2 tax: $3,685 · $307/mo
• Expected delta: +$230/yr (+$19/mo · 6.7%)

ⓘ 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: $29,956
• − Mortgage interest: −$18,429
• − Property taxes: −$3,455
• − Insurance: −$1,645
• − Repairs & maintenance: −$2,396
• − Management: −$2,396
• − Depreciation: −$9,571
• Taxable loss: −$7,937
• Est. tax savings @ 24.0%: +$1,905
• After-tax cash flow: $-234/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

+188.8% since first listed

16 events — show timeline

• 2026-04-26 Pending — AKMLS
• 2026-04-24 Listed $329,000 AKMLS
• 2021-09-23 Sold (Public Records) — Public Records
• 2018-10-12 Sold (Public Records) — Public Records
• 2018-06-08 Listed $239,900 AKMLS
• 2014-08-29 Sold (Public Records) — Public Records
• 2014-07-08 Listed $235,000 AKMLS
• 2007-12-21 Sold (Public Records) — Public Records
• 2007-11-09 Listed $210,000 AKMLS
• 2005-08-02 Sold (Public Records) — Public Records
• 2005-03-07 Listed $172,000 AKMLS
• 2002-03-19 Sold (Public Records) — Public Records
• 2000-06-06 Listed $129,597 AKMLS
• 1997-10-10 Sold (Public Records) — Public Records
• 1997-08-01 Listed $114,500 AKMLS
• 1996-08-26 Listed $113,900 AKMLS

Property tax history

+1.3%/yr

Latest (2025): $3,455 · -5.4% YoY. Source: county tax records.