8040 Sabrina St · Anchorage, AK 99507

$290,000

2 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 1 Days on market

Built 1983 4,356 sqft lot Est $259k · 12% over

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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).

• Cash flow +13.7/30.0
• DSCR +4.1/10.0
• Rent growth +4.1/5.0
• Livability +3.9/5.0
• Schools +3.7/10.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• ARV discount +2.1/15.0
• Appreciation +0.0/10.0

Listing remarks

For Stats Only

Key facts

• 4,356 sq ft lot
• Built 1983

Property features AI

Exterior

• Parking: No garage or carport
• Utilities: Public sewer
• Home design: Residential property; Not attached to other units
• Construction: Wood frame construction; Built in 1983
• Exterior features: Asphalt shingle roof; Paved road access

Interior

• Bedrooms: Two bedrooms
• Bathrooms: One full bathroom
• Interior features: One full bathroom

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $23 ($274/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $240k (17.1% below list).
• Recommended offer: $240k (17.1% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: Trailside Elementary (math 52% / reading 52%, grade C-, #43 of 156 statewide, top 32%, 379 students, 26% FRL); Hanshew Middle School (math 24% / reading 37%, grade F, #27 of 36 statewide, top 74%, 691 students, 42% FRL); Service High School (math 40% / reading 41%, grade F, #21 of 61 statewide, top 33%, 1,544 students, 28% FRL).
• Market conditions: Rents rising fast (+6.3%/yr); 197 active listings in the ZIP; 7 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 9y 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 $240,367 (17.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.83% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.34%
• DSCR: 1.01
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $258,960
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8040 Sabrina St	0.00mi	2/1.0	1,040 (0%)	0mo	$290,000	$279	100
8051 Evans Cir	0.02mi	2/1.0	1,040 (0%)	9mo	$255,000	$245	91
8261 Stratton Cir	0.16mi	2/1.0	1,040 (0%)	3mo	$300,000	$288	90
8010 Evans Cir	0.05mi	2/1.0	1,040 (0%)	10mo	$239,000	$230	90
8031 Clear Haven Cir	0.16mi	3/2.0 (+1)	1,082 (+4%)	0mo	$342,360	$316	76
8281 Stratton Cir	0.17mi	3/1.5 (+1)	1,084 (+4%)	10mo	$245,000	$226	70
2337 E 86th Ct	0.61mi	2/1.0	1,019 (-2%)	0mo	$125,000	$123	68
8111 Sabrina St	0.05mi	2/1.0	888 (-15%)	8mo	$110,000	$124	67
7811 Kiana Cir	0.48mi	3/2.0 (+1)	960 (-8%)	4mo	$238,750	$249	52
2812 Bass St	0.53mi	3/2.0 (+1)	1,104 (+6%)	5mo	$410,000	$371	52
7606 Camino Pl	0.46mi	3/1.5 (+1)	912 (-12%)	2mo	$185,000	$203	50
7730 Little Bend Cir	0.66mi	3/2.0 (+1)	1,166 (+12%)	3mo	$367,900	$316	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 · 6.35% rent growth · sell at horizon

5-year hold

• IRR: -12.3%
• Equity multiple: 0.54×
• Total profit: $-37,209
• Equity at exit: $43,240

10-year hold

• IRR: 0.9%
• Equity multiple: 1.08×
• Total profit: $6,111
• Equity at exit: $25,074

Cash invested: $81,200 (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 99507

• Rents YoY: 6.3%
• Active inventory: 197
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,404 high
• Mortgage (P&I): −$1,521
• Tax from tax record: −$234 /mo · $2,814/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$505
• Net cashflow: $23

Break-even live

Break-even rent $2,375

Max offer price $290,000

Occupancy floor 94%

Sensitivity live

Price	-10% $187	-5% $105	+0% $23	+5% $-59	+10% $-141
Rent	-10% $-167	-5% $-72	+0% $23	+5% $118	+10% $213
Rate	-1.0pp $169	-0.5pp $97	base $23	+0.5pp $-52	+1.0pp $-129

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8124 Marsha Loop Anchorage, AK	3.0	2.5	1480	$2,700	$1.82	45d	1	0.23mi
2721 E 84th Ave Unit A Anchorage, AK	3.0	2.0	1376	$2,900	$2.11	25d	1	0.35mi
7330 Meadow St Anchorage, AK	2.0	2.0	1028	$2,399	$2.33	25d	1	1.01mi
7310 Chugach Meadows Loop Anchorage, AK	2.0	2.0	1028	$2,399	$2.33	23d	1	1.04mi
7308 Chugach Meadows Loop Anchorage, AK	2.0	2.5	1240	$2,550	$2.06	15d	1	1.04mi
2400 Sentry Dr Anchorage, AK	2.0	2.0	910	$1,700	$1.87	23d	1	1.04mi
2969 Silver Chase Ct Anchorage, AK	3.0	2.0	1388	$2,700	$1.95	45d	1	1.31mi

Listing history 11 events

1. 2026-05-12
   status Pending
2. 2026-04-27
   listed $290,000 Active
3. 2024-11-09
   price $264,900
4. 2024-10-25
   price $274,900
5. 2024-10-15
   listed $284,900 Active
6. 2017-10-20
   soldstatus
7. 2017-08-06
   listed $199,900
8. 2008-07-21
   soldstatus
9. 2004-12-29
   soldstatus
10. 2000-06-30
    soldstatus
11. 1998-03-31
    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: $2,814 · $234/mo
• Projected year-2 tax: $3,132 · $261/mo
• Expected delta: +$319/yr (+$27/mo · 11.3%)

ⓘ 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: $28,844
• − Mortgage interest: −$16,245
• − Property taxes: −$2,814
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,308
• − Management: −$2,308
• − Depreciation: −$8,436
• Taxable loss: −$4,716
• Est. tax savings @ 24.0%: +$1,132
• After-tax cash flow: $1,405/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): 37,301
• Household income: $107,992
• Rent vs Own: 28.0% rent · 72.0% own
• Severe rent burden: 775.0

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 0.68)
• Race & ethnicity: White 53% Asian 16% Two or more races 11% Hispanic / Latino 9% Native American 6% Black 4% Pacific Islander 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Portuguese 3% Romanian 2% Lithuanian 2%
• Foreign-born: 16% · Canada, South Korea, China
• Languages at home: 78% English-only · Tagalog/Filipino 8% Other Asian/Pacific 4% Spanish 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: ▼ -216.29%
• Current HPI: 273.1227
• Rent YoY: ▲ 6.35%
• Metro: Anchorage, AK
• State GDP YoY: —
• F500 in state: 0

Price history

+45.1% since first listed

11 events — show timeline

• 2026-05-12 Pending — AKMLS
• 2026-04-27 Listed $290,000 AKMLS
• 2024-11-09 Price Changed $264,900 AKMLS
• 2024-10-25 Price Changed $274,900 AKMLS
• 2024-10-15 Listed $284,900 AKMLS
• 2017-10-20 Sold (Public Records) — Public Records
• 2017-08-06 Listed $199,900 AKMLS
• 2008-07-21 Sold (Public Records) — Public Records
• 2004-12-29 Sold (Public Records) — Public Records
• 2000-06-30 Sold (Public Records) — Public Records
• 1998-03-31 Sold (Public Records) — Public Records

Property tax history

+0.9%/yr

Latest (2025): $2,814 · +8.9% YoY. Source: county tax records.