1524 Rosemary St · Anchorage, AK 99508

$300,000

2 bd · 2.0 ba · 1,083 sqft · MultiFamily public records · 88 Days on market

Built 1955 10,800 sqft lot $277/sqft · 19% above area Est $318k · 6% under

---

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 +22.3/30.0
• ARV discount +10.1/15.0
• DSCR +7.1/10.0
• 1% rule +5.8/10.0
• Livability +3.9/5.0
• Rent growth +3.7/5.0
• Schools +3.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Ranch style Duplex, 2 bedroom 2 bath unit on the left & 1 bedroom 1 bath unit on the right. This duplex is on a very nice sized lot. Excellent opportunity for investors or owner-occupants seeking rental income potential. BEING SOLD AS-IS, WHERE IS.

Key facts

• 0.25 acre lot
• 4 parking spots
• Built 1955

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/3.0-bath units multifamily listed at $300k.

Deal economics

• At list price, monthly cash flow is $494 ($6k/yr) — positive. Per door: $247/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $300k).
• Recommended offer: $282k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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.
• Market conditions: Rents rising fast (+4.9%/yr); 147 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 306 units permitted in Anchorage Municipality in 2024 (90 in 5+ unit buildings).
• At $3,243/mo this rent would consume 49% of the median local household income ($79k/yr) (locally 1248% 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 $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

• It's been on market 88 days — a 6% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $282,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
10. 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.
11. 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: 1.08% ✓
• Cap rate: 8.27%
• Cash-on-cash: 7.06%
• DSCR: 1.31
• GRM: 7.7

CMA / ARV

• ARV (median comp): $318,063
• List price: $300,000
• Delta: -5.68%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1584 Norene St	0.26mi	2/2.0	988 (-9%)	12mo	$299,000	$303	63

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 · 4.88% rent growth · sell at horizon

5-year hold

• IRR: -3.4%
• Equity multiple: 0.87×
• Total profit: $-10,856
• Equity at exit: $44,731

10-year hold

• IRR: 8.3%
• Equity multiple: 1.69×
• Total profit: $57,894
• Equity at exit: $25,939

Cash invested: $84,000 (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 99508

• Rents YoY: 4.9%
• Active inventory: 147
• Price-to-rent: 15.4×

Monthly cashflow live

• Estimated rent: $3,243 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$370 /mo · $4,437/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$681
• Net cashflow: $494

Break-even live

Break-even rent $2,618

Max offer price $300,000

Occupancy floor 80%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	3	$3,242
Total (2 units)			$3,243

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3925 E 9th Ave Unit 5 Anchorage, AK	3.0	1.5	1200	$1,750	$1.46	43d	1	0.64mi
4670 Reka Dr Unit G11 Anchorage, AK	2.0	1.5	926	$1,800	$1.94	43d	1	0.87mi
4413 E 8th Ave Unit B Anchorage, AK	2.0	1.0	960	$1,400	$1.46	43d	1	0.89mi
330 S Flower St Unit 01 Anchorage, AK	2.0	1.0	700	$1,300	$1.86	43d	1	0.98mi
3926 E 3rd Ave #6 Anchorage, AK	3.0	1.5	1200	$2,000	$1.67	43d	1	1.00mi
1515 Nelchina St Apt 4 Anchorage, AK	2.0	1.0	900	$1,500	$1.67	13d	1	1.24mi
1441 E 12th Ave Unit 1 Anchorage, AK	2.0	1.0	900	$1,495	$1.66	23d	1	1.24mi
2432 Glacier St Unit A Anchorage, AK	3.0	2.0	1388	$2,850	$2.05	23d	1	1.25mi
1601 Medfra St Anchorage, AK	2.0	1.0–2.0	625	$1,475	$2.36	23d	10	1.25mi
1337 E 14th Ave Unit B Anchorage, AK	2.0	1.5	1000	$1,595	$1.59	43d	1	1.28mi
4731 Mills Dr Anchorage, AK	1.0	1.0	700	$2,000	$2.86	43d	1	1.31mi
2432 Forget-Me-Not Ln Unit A Anchorage, AK	2.0	1.0	900	$1,499	$1.67	13d	1	1.33mi
138 N Klevin St Unit 2 Anchorage, AK	1.0	1.0	800	$1,250	$1.56	23d	1	1.33mi
1526 Medfra St Unit 7 Anchorage, AK	2.0	1.0	900	$1,650	$1.83	23d	1	1.35mi
218 McCarrey St Anchorage, AK	3.0	1.0	640	$1,510	$2.36	21d	9	1.37mi
225 N Park St Apt 4 Anchorage, AK	2.0	1.0	805	$1,250	$1.55	43d	1	1.40mi
225 N Park St Apt 3 Anchorage, AK	2.0	1.0	800	$1,250	$1.56	21d	1	1.40mi
225 N Park St Unit 11 Anchorage, AK	2.0	1.0	710	$1,200	$1.69	43d	1	1.40mi
415 N Bragaw St Anchorage, AK	1.0–2.0	1.0	700	$1,500	$2.14	13d	3	1.44mi
1945 Karluk St Unit 04 Anchorage, AK	2.0	1.0	800	$1,550	$1.94	13d	1	1.44mi
415 N Bragaw St #18 Anchorage, AK	1.0	1.0	700	$1,400	$2.00	43d	1	1.44mi
404 N Klevin St Unit 2 Anchorage, AK	1.0	1.0	750	$1,095	$1.46	43d	1	1.45mi
1225 Karluk St #1 Anchorage, AK	3.0	1.0	1200	$1,750	$1.46	43d	1	1.46mi
325 N Hoyt St Unit C Anchorage, AK	2.0	1.0	800	$1,300	$1.62	43d	1	1.49mi
2405 Boniface Pkwy Unit 4 Anchorage, AK	2.0	1.5	850	$1,750	$2.06	43d	1	1.49mi
1100 E 10th Ave Unit 2 Anchorage, AK	3.0	1.0	1000	$2,400	$2.40	23d	1	1.50mi

Listing history 21 events

1. 2026-06-18
   days on market $300,000 Active 88 DOM
2. 2026-06-17
   days on market $300,000 Active 87 DOM
3. 2026-06-16
   days on market $300,000 Active 86 DOM
4. 2026-06-15
   days on market $300,000 Active 85 DOM
5. 2026-06-14
   days on market $300,000 Active 83 DOM
6. 2026-06-13
   days on market $300,000 Active 82 DOM
7. 2026-06-10
   days on market $300,000 Active 80 DOM
8. 2026-06-09
   days on market $300,000 Active 79 DOM
9. 2026-06-08
   days on market $300,000 Active 78 DOM
10. 2026-06-07
    days on market $300,000 Active 77 DOM
11. 2026-06-03
    days on market $300,000 Active 73 DOM
12. 2026-06-02
    days on market $300,000 Active 72 DOM
13. 2026-06-01
    days on market $300,000 Active 71 DOM
14. 2026-05-31
    days on market $300,000 Active 70 DOM
15. 2026-05-30
    days on market $300,000 Active 69 DOM
16. 2026-04-21
    status Active 252-char remark

    Show marketing remark (252 chars)

    Ranch style Duplex, 2 bedroom 2 bath unit on the left & 1 bedroom 1 bath unit on the right. This duplex is on a very nice sized lot. Excellent opportunity for investors or owner-occupants seeking rental income potential. BEING SOLD AS-IS, WHERE IS.

17. 2026-02-19
    status Pending 252-char remark

    Show marketing remark (252 chars)

    Ranch style Duplex, 2 bedroom 2 bath unit on the left & 1 bedroom 1 bath unit on the right. This duplex is on a very nice sized lot. Excellent opportunity for investors or owner-occupants seeking rental income potential. BEING SOLD AS-IS, WHERE IS.

18. 2026-02-02
    status Active 252-char remark

    Show marketing remark (252 chars)

    Ranch style Duplex, 2 bedroom 2 bath unit on the left & 1 bedroom 1 bath unit on the right. This duplex is on a very nice sized lot. Excellent opportunity for investors or owner-occupants seeking rental income potential. BEING SOLD AS-IS, WHERE IS.

19. 2026-01-21
    status Pending 252-char remark

    Show marketing remark (252 chars)

    Ranch style Duplex, 2 bedroom 2 bath unit on the left & 1 bedroom 1 bath unit on the right. This duplex is on a very nice sized lot. Excellent opportunity for investors or owner-occupants seeking rental income potential. BEING SOLD AS-IS, WHERE IS.

20. 2026-01-07
    listed $300,000 Active 252-char remark

    Show marketing remark (252 chars)

    Ranch style Duplex, 2 bedroom 2 bath unit on the left & 1 bedroom 1 bath unit on the right. This duplex is on a very nice sized lot. Excellent opportunity for investors or owner-occupants seeking rental income potential. BEING SOLD AS-IS, WHERE IS.

21. 1985-01-15
    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: $4,437 · $370/mo
• Projected year-2 tax: $4,437 · $370/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $38,916
• − Mortgage interest: −$16,805
• − Property taxes: −$4,437
• − Insurance: −$1,500
• − Repairs & maintenance: −$3,113
• − Management: −$3,113
• − Depreciation: −$8,727
• Taxable income: $1,221
• Est. tax owed @ 24.0%: −$293
• After-tax cash flow: $5,635/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): 36,458
• Household income: $79,314
• Rent vs Own: 46.8% rent · 53.2% own
• Severe rent burden: 1248.0

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 0.82)
• Race & ethnicity: White 38% Two or more races 14% Asian 13% Hispanic / Latino 13% Native American 10% Pacific Islander 8% Black 6%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2% Cuban 1% Dominican 3%
• Common ancestry: Portuguese 3% Iranian 2% Romanian 2%
• Foreign-born: 15% · Canada, Jamaica, South Korea
• Languages at home: 72% English-only · Other Asian/Pacific 11% Spanish 8% Tagalog/Filipino 4%

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: ▼ -203.51%
• Current HPI: 257.8807
• Rent YoY: ▲ 4.88%
• Metro: Anchorage, AK
• State GDP YoY: —
• F500 in state: 0

Price history

6 events — show timeline

• 2026-04-21 Relisted — AKMLS
• 2026-02-19 Pending — AKMLS
• 2026-02-02 Relisted — AKMLS
• 2026-01-21 Pending — AKMLS
• 2026-01-07 Listed $300,000 AKMLS
• 1985-01-15 Sold (Public Records) — Public Records

Property tax history

+3.9%/yr

Latest (2025): $4,437 · -2.9% YoY. Source: county tax records.