12521 Tanada Loop · Anchorage, AK 99515

$775,000

8 bd · 4.0 ba · 3,672 sqft · MultiFamily public records · 14 Days on market

Built 1976 0.25 ac lot

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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 +19.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 1% rule +4.7/10.0
• Livability +3.9/5.0
• Schools +3.7/10.0
• Rent growth +3.4/5.0
• 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: 4 units. estimate disagrees with records

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

South Anchorage 4-plex off Huffman. 3 bed owners unit. Large private yard, shed, deck, and individual storage units. Many updates in 2022. New roof 2015. Lightweight concrete between units. Most windows replaced in 2015. Coin op laundry area with individual cabinet storage. each unit has it's own electric hot water heater and gas furnace. Even has RV parking!

Key facts

• Rv parking
• Private yard
• Coin op laundry area

Tags

• PRIVATE YARD
• INDIVIDUAL STORAGE UNITS
• COIN OP LAUNDRY AREA
• RV PARKING

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $775k.

Deal economics

• At list price, monthly cash flow is $906 ($11k/yr) — positive. Per door: $226/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $754k (2.6% below list).
• Recommended offer: $754k (2.6% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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: Ocean View Elementary (math 42% / reading 47%, grade F, #66 of 156 statewide, top 43%, 355 students, 37% FRL); Hanshew Middle School (math 24% / reading 37%, grade F, #27 of 36 statewide, top 74%, 691 students, 42% FRL); South Anchorage High School (math 50% / reading 48%, grade D, #13 of 61 statewide, top 20%, 1,318 students, 13% FRL).
• Market conditions: Rents rising (+3.6%/yr); 110 active listings in the ZIP; high-income renter base; 306 units permitted in Anchorage Municipality in 2024 (90 in 5+ unit buildings).
• At $7,545/mo this rent would consume 79% of the median local household income ($114k/yr) (locally 411% 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.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 6y ago; this cycle's ask is 3% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $754,500 (2.6% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1976 — 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. 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.
8. 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.
9. 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: 0.97% ✗
• Cap rate: 7.70%
• Cash-on-cash: 5.01%
• DSCR: 1.22
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.65% rent growth · sell at horizon

5-year hold

• IRR: -7.8%
• Equity multiple: 0.71×
• Total profit: $-63,014
• Equity at exit: $115,555

10-year hold

• IRR: 2.5%
• Equity multiple: 1.18×
• Total profit: $39,754
• 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 99515

• Rents YoY: 3.6%
• Active inventory: 110
• Price-to-rent: 34.2×

Monthly cashflow live

• Estimated rent: $7,545 high
• Mortgage (P&I): −$4,064
• Tax from tax record: −$668 /mo · $8,015/yr
• Insurance: −$323
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,584
• Net cashflow: $906

Break-even live

Break-even rent $6,399

Max offer price $775,000

Occupancy floor 83%

Sensitivity live

Price	-10% $1,344	-5% $1,125	+0% $906	+5% $686	+10% $467
Rent	-10% $309	-5% $608	+0% $906	+5% $1,204	+10% $1,502
Rate	-1.0pp $1,296	-0.5pp $1,103	base $906	+0.5pp $705	+1.0pp $500

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$7,544
Total (4 units)			$7,545

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 14 events

1. 2026-06-13
   statusdays on market $775,000 Pending 14 DOM
2. 2026-06-10
   days on market $775,000 Active 13 DOM
3. 2026-06-09
   days on market $775,000 Active 12 DOM
4. 2026-06-08
   days on market $775,000 Active 11 DOM
5. 2026-06-07
   days on market $775,000 Active 10 DOM
6. 2026-06-03
   pricestatus $775,000 Active 6 DOM
7. 2026-04-14
   status Pending
8. 2026-02-05
   listed $749,000 Active
9. 2022-05-24
   soldstatus
10. 2022-04-06
    status Pending
11. 2022-04-01
    listed $639,000 Active
12. 2020-05-29
    soldstatus
13. 2020-03-12
    listed $525,000
14. 1993-10-29
    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: $8,015 · $668/mo
• Projected year-2 tax: $8,619 · $718/mo
• Expected delta: +$604/yr (+$50/mo · 7.5%)

ⓘ 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: $90,540
• − Mortgage interest: −$43,412
• − Property taxes: −$8,015
• − Insurance: −$3,875
• − Repairs & maintenance: −$7,243
• − Management: −$7,243
• − Depreciation: −$22,545
• Taxable loss: −$1,794
• Est. tax savings @ 24.0%: +$431
• After-tax cash flow: $11,297/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): 21,870
• Household income: $113,995
• Rent vs Own: 21.1% rent · 78.9% own
• Severe rent burden: 411.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 59% Two or more races 15% Asian 12% Hispanic / Latino 9% Native American 4% Pacific Islander 4%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Portuguese 4% Lithuanian 3% Italian 2%
• Foreign-born: 14% · Canada, South Korea
• Languages at home: 79% English-only · Spanish 7% Tagalog/Filipino 5% Other Asian/Pacific 5%

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: ▼ -205.45%
• Current HPI: 283.2778
• Rent YoY: ▲ 3.65%
• Metro: Anchorage, AK
• State GDP YoY: —
• F500 in state: 0

Price history

+42.7% since first listed

8 events — show timeline

• 2026-04-14 Pending — AKMLS
• 2026-02-05 Listed $749,000 AKMLS
• 2022-05-24 Sold (Public Records) — Public Records
• 2022-04-06 Pending — AKMLS
• 2022-04-01 Listed $639,000 AKMLS
• 2020-05-29 Sold (Public Records) — Public Records
• 2020-03-12 Listed $525,000 AKMLS
• 1993-10-29 Sold (Public Records) — Public Records

Property tax history

+5.7%/yr

Latest (2025): $8,015 · +2.8% YoY. Source: county tax records.