9241 Blackberry St #3 · Anchorage, AK 99502

$170,000

2 bd · 1.0 ba · 738 sqft · Condo · 83 Days on market

Built 1982 Good condition $230/sqft · 12% below area Est $193k · 12% under $537/mo HOA · 33% of rent

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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 +12.9/15.0
• Cash flow +4.4/30.0
• 1% rule +4.4/10.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Rent growth +3.6/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Top-floor condo with abundant natural light, freshly painted walls, and refreshed kitchen cabinets. Functional layout with updated finishes, a wood-burning fireplace, and a private deck overlooking a creek and mature trees. Conveniently located near Campbell Lake, Jewel Lake, Kincaid Park, bike trails, shopping, restaurants, and the airport. Heat included in dues!

Key facts

• $537 HOA
• Garage
• Built 1982

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $170k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-443 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $106k (37.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (5.5% below list).
• Recommended offer: $106k (37.7% below list) — sets the bar for cash-flow.

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: Kincaid Elementary (math 52% / reading 48%, grade D+, #52 of 156 statewide, top 34%, 466 students, 25% FRL); Mears Middle School (math 30% / reading 47%, grade F, #17 of 36 statewide, top 46%, 733 students, 30% FRL); Dimond High School (math 37% / reading 41%, grade F, #23 of 61 statewide, top 37%, 1,443 students, 25% FRL).
• Market conditions: Rents rising fast (+4.6%/yr); 215 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 306 units permitted in Anchorage Municipality in 2024 (90 in 5+ unit buildings).
• This rent is only 17% of the median local income ($116k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 83 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 33% of rent.

Recommended offer $105,885 (37.7% 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. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
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: 0.94% ✗
• Cap rate: 3.17%
• Cash-on-cash: -11.17%
• DSCR: 0.50
• GRM: 8.8

CMA / ARV

• ARV (median comp): $193,057
• List price: $170,000
• Delta: -11.94%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9327 Blackberry St Unit G25	0.05mi	2/1.0	743 (+1%)	1mo	$192,900	$260	96
3520 W Dimond Blvd #2	0.08mi	2/1.0	921 (+25%)	10mo	$189,000	$205	63
8601 Molanary Dr #7	0.46mi	2/1.0	815 (+10%)	4mo	$175,000	$215	58
8641 Blackberry St Unit 19B	0.36mi	2/1.0	835 (+13%)	4mo	$195,000	$234	58
7068 Weimer Rd #3	1.37mi	2/1.0	750 (+2%)	6mo	$145,000	$193	58
3441 W 88th Ave Unit B12	0.31mi	2/1.0	835 (+13%)	8mo	$189,900	$227	57
8601 Molanary Dr #9	0.46mi	2/1.0	815 (+10%)	6mo	$160,000	$196	56
8641 Blackberry St Unit 6B	0.36mi	2/1.0	880 (+19%)	9mo	$160,000	$182	50
9321 Arlene Dr Unit A06	0.48mi	2/1.0	864 (+17%)	9mo	$161,600	$187	45
8505 Jewel Lake Rd #15	0.53mi	2/2.0	875 (+19%)	3mo	$225,000	$257	43
7141 Weimer Rd #6	1.32mi	2/1.0	830 (+12%)	8mo	$174,500	$210	38
2100 Minverva Way Unit A21	0.80mi	1/1.0 (-1)	605 (-18%)	11mo	$133,000	$220	26

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 · 4.57% rent growth · sell at horizon

5-year hold

• IRR: -33.4%
• Equity multiple: -0.11×
• Total profit: $-52,837
• Equity at exit: $25,348

10-year hold

• IRR: -28.3%
• Equity multiple: -0.47×
• Total profit: $-69,991
• Equity at exit: $14,698

Cash invested: $47,600 (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 99502

• Rents YoY: 4.6%
• Active inventory: 215
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,606 medium
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,550/yr
• Insurance: −$71
• HOA: −$537
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $-443

Break-even live

Break-even rent $2,167

Max offer price $105,885

Occupancy floor —

Sensitivity live

Price	-10% $-326	-5% $-384	+0% $-443	+5% $-502	+10% $-561
Rent	-10% $-570	-5% $-507	+0% $-443	+5% $-380	+10% $-316
Rate	-1.0pp $-357	-0.5pp $-400	base $-443	+0.5pp $-487	+1.0pp $-532

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: $42,500
• Closing costs: $5,100
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2001 W 80th Ave Anchorage, AK	2.0	1.0	730	$1,690	$2.32	63d	5	1.22mi
7045 Weimer Rd #3 Anchorage, AK	1.0	1.0	499	$1,300	$2.61	63d	1	1.39mi

Property features AI

Finance

• HOA & community: Part of Campbell Village associationMonthly association fee: $537Association fee covers sewer, snow removal, water, heat, and insurance

Exterior

• Parking: 1 covered carport spaceNo garage
• Utilities: Public sewer
• Home design: Condominium (attached)Built in 1982
• Exterior features: Waterfront property

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Interior features: Condominium unitAttached to other unitsWaterfront

HOA detail $537/mo · $6,444/yr condo

• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-08-08
   days on market $170,000 Active 83 DOM
2. 2026-08-07
   days on market $170,000 Active 82 DOM
3. 2026-08-06
   days on market $170,000 Active 81 DOM
4. 2026-08-05
   days on market $170,000 Active 80 DOM
5. 2026-08-04
   days on market $170,000 Active 79 DOM
6. 2026-08-03
   days on market $170,000 Active 78 DOM
7. 2026-07-31
   days on market $170,000 Active 75 DOM
8. 2026-07-30
   days on market $170,000 Active 74 DOM
9. 2026-07-29
   days on market $170,000 Active 73 DOM
10. 2026-07-27
    days on market $170,000 Active 71 DOM
11. 2026-07-25
    days on market $170,000 Active 69 DOM
12. 2026-07-24
    days on market $170,000 Active 68 DOM
13. 2026-07-23
    days on market $170,000 Active 67 DOM
14. 2026-07-22
    days on market $170,000 Active 66 DOM
15. 2026-07-21
    pricedays on market $170,000 Active 65 DOM
16. 2026-07-18
    days on market $180,000 Active 62 DOM
17. 2026-07-16
    days on market $180,000 Active 60 DOM
18. 2026-07-16
    days on market $180,000 Active 59 DOM
19. 2026-07-14
    days on market $180,000 Active 58 DOM
20. 2026-07-13
    days on market $180,000 Active 57 DOM
21. 2026-07-12
    days on market $180,000 Active 56 DOM
22. 2026-07-11
    days on market $180,000 Active 55 DOM
23. 2026-07-10
    days on market $180,000 Active 54 DOM
24. 2026-07-09
    days on market $180,000 Active 53 DOM
25. 2026-07-08
    days on market $180,000 Active 52 DOM
26. 2026-07-07
    days on market $180,000 Active 51 DOM
27. 2026-07-06
    days on market $180,000 Active 50 DOM
28. 2026-07-05
    days on market $180,000 Active 49 DOM
29. 2026-07-04
    days on market $180,000 Active 48 DOM
30. 2026-07-03
    days on market $180,000 Active 47 DOM
31. 2026-07-02
    days on market $180,000 Active 46 DOM
32. 2026-07-01
    days on market $180,000 Active 45 DOM
33. 2026-06-30
    days on market $180,000 Active 44 DOM
34. 2026-06-29
    days on market $180,000 Active 43 DOM
35. 2026-06-28
    days on market $180,000 Active 42 DOM
36. 2026-06-28
    days on market $180,000 Active 41 DOM
37. 2026-06-27
    days on market $180,000 Active 40 DOM
38. 2026-06-25
    days on market $180,000 Active 38 DOM
39. 2026-06-23
    days on market $180,000 Active 36 DOM
40. 2026-06-22
    days on market $180,000 Active 35 DOM
41. 2026-06-18
    days on market $180,000 Active 32 DOM
42. 2026-06-17
    days on market $180,000 Active 31 DOM
43. 2026-06-16
    days on market $180,000 Active 30 DOM
44. 2026-06-15
    days on market $180,000 Active 29 DOM
45. 2026-06-14
    days on market $180,000 Active 27 DOM
46. 2026-06-13
    days on market $180,000 Active 26 DOM
47. 2026-06-10
    days on market $180,000 Active 24 DOM
48. 2026-06-09
    days on market $180,000 Active 23 DOM
49. 2026-06-08
    days on market $180,000 Active 22 DOM
50. 2026-06-03
    days on market $180,000 Active 21 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $19,272
• − Mortgage interest: −$9,523
• − Property taxes: −$2,550
• − Insurance: −$850
• − Repairs & maintenance: −$1,542
• − Management: −$1,542
• − HOA: −$6,444
• − Depreciation: −$4,945
• Taxable loss: −$8,124
• Est. tax savings @ 24.0%: +$1,950
• After-tax cash flow: $-3,367/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab Est. rehab $3,690–$11,070 screening

This top-floor condo is in good condition with updated finishes and a functional layout. It offers a wood-burning fireplace and a private deck with a view of mature trees. The property is conveniently located near various amenities.

Value-add opportunities

• Both update flooring — new flooring can enhance both resale and rental value ↑
• Both update kitchen appliances — new appliances can enhance both resale and rental value ↑
• Both update bathroom fixtures — new fixtures can enhance both resale and rental value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 42/100

Zoned Schools

Elementary Kincaid Elementary D+ AK #52/156 Nat'l #12,529/41,679 Middle Mears Middle School F AK #17/36 Nat'l #6,453/14,009 High Dimond High School F AK #23/61 Nat'l #8,724/17,239

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

B Composite livability gradescore 78/100

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 · 314,993 people
• City population: 218,117
• Metro: Anchorage, AK
• Population (ZIP): 25,006
• Household income: $116,071
• Rent vs Own: 29.3% rent · 70.7% own
• Severe rent burden: 6% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 58% Two or more races 14% Native American 10% Asian 9% Hispanic / Latino 8% Black 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 4% Italian 3% Slovak 3%
• Foreign-born: 9% · South Korea, Canada
• Languages at home: 85% English-only · Spanish 6% Other Asian/Pacific 2% Tagalog/Filipino 2%

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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: ▼ -205.90%
• Current HPI: 290.7795
• Rent YoY: ▲ 4.57%
• Metro: Anchorage, AK
• State GDP YoY: —
• F500 in state: 0

Property features AI

Finance

• HOA & community: Part of Campbell Village associationMonthly association fee: $537Association fee covers sewer, snow removal, water, heat, and insurance

Exterior

• Parking: 1 covered carport spaceNo garage
• Utilities: Public sewer
• Home design: Condominium (attached)Built in 1982
• Exterior features: Waterfront property

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Interior features: Condominium unitAttached to other unitsWaterfront

Price history

+42.9% since first listed

4 events — show timeline

• 2026-06-07 Relisted — AKMLS
• 2026-06-03 Pending — AKMLS
• 2026-05-13 Listed $180,000 AKMLS
• 2016-01-05 Listed $126,000 AKMLS