4106 Harrison St · Anchorage, AK 99503

$290,000

3 bd · 1.0 ba · 1,500 sqft · SingleFamily public records · 37 Days on market

Built 1961 7,000 sqft lot Est $376k · 23% 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 +8.7/30.0
• Appreciation +6.5/10.0
• Livability +3.9/5.0
• Schools +3.7/10.0
• Rent growth +3.1/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0

Listing remarks

This Beautiful, unique three-bedroom, one bath log home on a large lot in a great midtown location with plenty of parking also has gated alley access to a large concrete pad for RV or Boat storage. A gorgeous fireplace with vaulted wood ceiling in the living room and kitchen area. This property also features a large 20'x18' detached shop with electric adjacent to the concrete RV/Boat storage pad.

Key facts

• Concrete pad
• Gated alley access
• Detached shop

Tags

• LOG HOME
• GATED ALLEY ACCESS
• CONCRETE PAD
• DETACHED SHOP
• ELECTRIC SHOP

Property features AI

Exterior

• Parking: No garage; No carport
• Utilities: Public sewer; Paved road access
• Home design: Residential property; Not attached to another unit; Built in 1961; Other foundation
• Construction: Shingle roof
• Exterior features: Fenced yard; Private yard; Road service access; Exterior storage

Interior

• Kitchen: Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Wood stove heating; Fireplace for supplemental heat
• Interior features: Refrigerator; Electric appliances; Fireplace; Wood stove

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-242 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $247k (14.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (23.5% below list).
• Recommended offer: $222k (23.5% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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.
• Zoned schools: Willow Crest Elementary (math 22% / reading 22%, grade F, #128 of 156 statewide, top 86%, 284 students, 100% FRL); Romig Middle School (math 24% / reading 44%, grade F, #22 of 36 statewide, top 63%, 720 students, 37% FRL) — zoned schools average 69% FRL vs 38% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 28% at this address vs 40% district-wide (-12 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 (+2.3%/yr); 65 active listings in the ZIP; 10 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 ($76k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $11k of equity ($2k loan paydown + $9k appreciation (3.1% local appreciation)).
• Anchorage County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 4, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 29y ago; this cycle's ask has dropped $30k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $221,776 (23.5% 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 37 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Built in 1961 — 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. 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?
8. 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.
9. 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.
10. 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: 5.29%
• Cash-on-cash: -3.57%
• DSCR: 0.84
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $376,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4295 Greenland Dr	0.24mi	3/2.0	1,500 (0%)	16mo	$320,000	$213	72
2202 Lincoln Ave	0.50mi	3/1.0	1,536 (+2%)	6mo	$385,000	$251	67
817 Shakespeare Cir	0.60mi	3/2.0	1,488 (-1%)	3mo	$317,000	$213	64
4002 Taft Dr	0.49mi	2/2.0 (-1)	1,540 (+3%)	0mo	$425,000	$276	64
4210 Cope St	0.18mi	3/2.0	1,289 (-14%)	1mo	$170,000	$132	63
1500 Oxford Dr	0.50mi	3/2.0	1,486 (-1%)	11mo	$385,000	$259	62
2000 Wenmatt Cir	0.46mi	3/2.0	1,543 (+3%)	10mo	$369,000	$239	62
2040 Wenmatt Cir	0.49mi	3/2.0	1,572 (+5%)	5mo	$465,000	$296	61
3512 Cope St	0.38mi	4/3.0 (+1)	1,579 (+5%)	5mo	$559,000	$354	56
2201 W 47th Ave	0.65mi	3/2.0	1,632 (+9%)	3mo	$388,900	$238	49
3401 Dorbrandt St	0.47mi	2/3.0 (-1)	1,463 (-2%)	17mo	$110,000	$75	46
3314 Outta Pl	0.70mi	2/2.0 (-1)	1,588 (+6%)	10mo	$560,000	$353	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.1% appreciation · 2.28% rent growth · sell at horizon

5-year hold

• IRR: 4.2%
• Equity multiple: 1.24×
• Total profit: $19,493
• Equity at exit: $132,024

10-year hold

• IRR: 7.0%
• Equity multiple: 2.07×
• Total profit: $87,010
• Equity at exit: $204,738

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 99503

• Home prices YoY: 1.3%
• Rents YoY: 2.3%
• Active inventory: 65
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,218 high
• Mortgage (P&I): −$1,521
• Tax from tax record: −$352 /mo · $4,227/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $-242

Break-even live

Break-even rent $2,524

Max offer price $247,277

Occupancy floor —

Sensitivity live

Price	-10% $-78	-5% $-160	+0% $-242	+5% $-324	+10% $-406
Rent	-10% $-417	-5% $-329	+0% $-242	+5% $-154	+10% $-67
Rate	-1.0pp $-96	-0.5pp $-168	base $-242	+0.5pp $-317	+1.0pp $-393

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 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1400 W 47th Ave Unit B Anchorage, AK	2.0	2.0	1876	$2,395	$1.28	24d	1	0.39mi
625 W 46th Ave Anchorage, AK	1.0–2.0	1.0	950	$1,640	$1.73	14d	7	0.47mi
3345 Mount Vernon Ct Anchorage, AK	3.0	2.5	1421	$2,500	$1.76	24d	1	0.63mi
2700 McRae Rd Unit 7 Anchorage, AK	4.0	2.0	1400	$2,950	$2.11	14d	1	0.98mi
1472 W 25th Ave Anchorage, AK	2.0	1.5	1100	$2,800	$2.55	44d	1	1.07mi
2810 W Northern Lights Blvd Unit 11 Anchorage, AK	3.0	1.0	1050	$1,825	$1.74	14d	1	1.30mi
290 E 56th Ave Unit 290 Anchorage, AK	2.0	2.0	1500	$2,300	$1.53	44d	1	1.34mi
3401 Lakeshore Dr Anchorage, AK	2.0	2.0	1050	$2,295	$2.19	14d	1	1.39mi
2000 Blueberry St Unit 2000 Anchorage, AK	2.0	1.5	1200	$2,700	$2.25	44d	1	1.40mi
5911 Denali St Unit B2 Anchorage, AK	3.0	1.5	1100	$1,700	$1.55	24d	1	1.46mi

Listing history 21 events

1. 2026-06-18
   days on market $290,000 Active 37 DOM
2. 2026-06-17
   days on market $290,000 Active 36 DOM
3. 2026-06-16
   days on market $290,000 Active 35 DOM
4. 2026-06-15
   days on market $290,000 Active 34 DOM
5. 2026-06-14
   days on market $290,000 Active 32 DOM
6. 2026-06-13
   days on market $290,000 Active 31 DOM
7. 2026-06-10
   days on market $290,000 Active 29 DOM
8. 2026-06-09
   days on market $290,000 Active 28 DOM
9. 2026-06-08
   days on market $290,000 Active 27 DOM
10. 2026-06-07
    days on market $290,000 Active 26 DOM
11. 2026-06-03
    days on market $290,000 Active 22 DOM
12. 2026-06-02
    days on market $290,000 Active 21 DOM
13. 2026-06-01
    days on market $290,000 Active 20 DOM
14. 2026-05-31
    days on market $290,000 Active 19 DOM
15. 2026-05-30
    days on market $290,000 Active 18 DOM
16. 2026-05-20
    price $290,000
17. 2026-05-20
    status Active
18. 2026-04-01
    status Pending
19. 2026-03-23
    listed $320,000 Active
20. 1998-04-20
    soldstatus
21. 1997-10-13
    listed $118,900

ⓘ 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: $4,227 · $352/mo
• Projected year-2 tax: $4,227 · $352/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: $26,613
• − Mortgage interest: −$16,245
• − Property taxes: −$4,227
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,129
• − Management: −$2,129
• − Depreciation: −$8,436
• Taxable loss: −$8,003
• Est. tax savings @ 24.0%: +$1,921
• After-tax cash flow: $-981/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): 12,964
• Household income: $76,144
• Rent vs Own: 68.2% rent · 31.8% own
• Severe rent burden: 747.0

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 0.78)
• Race & ethnicity: White 43% Asian 15% Native American 15% Two or more races 13% Hispanic / Latino 8% Black 8% Pacific Islander 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 2% Slovak 2% Romanian 2%
• Foreign-born: 17% · Canada, Jamaica, China
• Languages at home: 75% English-only · Tagalog/Filipino 9% Spanish 6% Other Asian/Pacific 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: ▲ 3.10%
• Current HPI: 238.2191
• Rent YoY: ▲ 2.28%
• Metro: Anchorage, AK
• State GDP YoY: —
• F500 in state: 0

Price history

+143.9% since first listed

6 events — show timeline

• 2026-05-20 Price Changed $290,000 AKMLS
• 2026-05-20 Relisted — AKMLS
• 2026-04-01 Pending — AKMLS
• 2026-03-23 Listed $320,000 AKMLS
• 1998-04-20 Sold (Public Records) — Public Records
• 1997-10-13 Listed $118,900 AKMLS

Property tax history

+3.8%/yr

Latest (2025): $4,227 · +1.9% YoY. Source: county tax records.