3201 W 71st Ave · Anchorage, AK 99502

$365,000

4 bd · 2.0 ba · 1,976 sqft · SingleFamily public records · 2 Days on market

Built 1971 8,174 sqft lot Est $500k · 27% 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 +10.4/30.0
• Livability +3.9/5.0
• Schools +3.7/10.0
• Rent growth +3.6/5.0
• DSCR +3.0/10.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

All the big ticket items have been done! This home is ready for you to put your personal finishing touches on it! Fresh paint May 2026 throughout plus, new structural carport posts 2026. All windows replaced in 2022, newer laminate & lvp flooring 2024, new driveway 2022, and new roof & gutters in 2020. Just across from Michael J. Shibe Park offering easy access to the trails! With 2 kitchens & 5 bedrooms, this home easily accommodates multi-generational living, or single family with ADU. .. you have options! Deck repairs underway and scheduled to be completed by 5/23/2026. Sale to be AS-IS, WHERE IS.

Key facts

• 8,174 sq ft lot
• Garage
• Built 1971

Property features AI

Exterior

• Parking: No garage; 2-space carport
• Utilities: Public sewer
• Home design: Residential property; Not newly constructed; Not attached to another unit
• Construction: Wood frame construction (2x4); Built in 1971; Shingle/asphalt roof
• Exterior features: Fenced yard; Private yard; Covenants/restrictions; DSL/Cable available; Located in city limits; Landscaped; Parkside location; Paved road access

Interior

• Kitchen: Dishwasher; Disposal; Refrigerator; Pantry; Plastic countertops
• Bedrooms: 5 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Dishwasher; Disposal; Refrigerator; Basement; CO detector(s); Electric system; Family room; Pantry; Smoke detector(s); Plastic countertops
• Laundry & utility: Basement (utility space)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $365k.

Deal economics

• At list price, monthly cash flow is $-192 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $331k (9.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $286k (21.6% below list).
• Recommended offer: $286k (21.6% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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: Gladys Wood Elementary (math 32% / reading 32%, grade F, #104 of 156 statewide, top 70%, 295 students, 75% 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); 141 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 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 $3k of loan paydown is wiped out by about $11k 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 2 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $286,170 (21.6% 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. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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 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: 0.78% ✗
• Cap rate: 5.66%
• Cash-on-cash: -2.26%
• DSCR: 0.90
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $499,928
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7020 Altoona Dr	0.09mi	4/2.0	1,944 (-2%)	0mo	$349,000	$180	93
2430 W 70 Cir	0.29mi	4/2.0	1,984 (+0%)	1mo	$452,500	$228	85
6724 Mulberry Dr	0.30mi	3/1.5 (-1)	1,920 (-3%)	0mo	$319,900	$167	74
7020 Carline Cir	0.38mi	4/2.0	1,896 (-4%)	5mo	$375,000	$198	71
4019 Brentwood Cir	0.60mi	4/2.0	1,976 (0%)	3mo	$499,900	$253	70
6305 Blackberry St	0.54mi	4/2.5	1,968 (-0%)	4mo	$639,900	$325	69
7201 Dawn Dr	0.52mi	4/2.5	1,924 (-3%)	4mo	$350,000	$182	66
2731 Monmouth Ave	0.30mi	3/2.5 (-1)	1,819 (-8%)	0mo	$450,000	$247	66
7060 Carline Cir	0.39mi	3/2.0 (-1)	1,750 (-11%)	1mo	$487,000	$278	57
2521 W 77th Ct	0.55mi	4/3.0	1,819 (-8%)	4mo	$485,000	$267	54
7471 Clairborne Cir	0.43mi	3/2.0 (-1)	1,712 (-13%)	4mo	$489,000	$286	49
2821 Ruby Dr	0.66mi	4/2.5	1,753 (-11%)	4mo	$460,000	$262	45

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: -18.4%
• Equity multiple: 0.35×
• Total profit: $-66,810
• Equity at exit: $54,423

10-year hold

• IRR: -8.0%
• Equity multiple: 0.47×
• Total profit: $-54,502
• Equity at exit: $31,559

Cash invested: $102,200 (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 99502

• Rents YoY: 4.6%
• Active inventory: 141
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,862 medium
• Mortgage (P&I): −$1,914
• Tax from tax record: −$387 /mo · $4,644/yr
• Insurance: −$152
• HOA: −$0
• Vacancy / Maint / Mgmt: −$601
• Net cashflow: $-192

Break-even live

Break-even rent $3,105

Max offer price $331,007

Occupancy floor —

Sensitivity live

Price	-10% $14	-5% $-89	+0% $-192	+5% $-296	+10% $-399
Rent	-10% $-419	-5% $-305	+0% $-192	+5% $-79	+10% $34
Rate	-1.0pp $-9	-0.5pp $-100	base $-192	+0.5pp $-287	+1.0pp $-383

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: $91,250
• Closing costs: $10,950
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3104 Draco Dr Anchorage, AK	3.0	2.0	1512	$2,500	$1.65	25d	1	0.34mi
8848 Boom Cir Anchorage, AK	3.0	3.0	1480	$2,500	$1.69	25d	1	1.09mi
5376 Sandhill Loop Anchorage, AK	4.0	3.0	2348	$5,950	$2.53	45d	1	1.43mi
1008 W 80th Ave Anchorage, AK	3.0	1.5	1267	$2,400	$1.89	45d	1	1.45mi

Listing history 2 events

1. 2026-05-21
   listed $365,000 Active
2. 1984-08-24
   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: $4,644 · $387/mo
• Projected year-2 tax: $4,644 · $387/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: $34,340
• − Mortgage interest: −$20,446
• − Property taxes: −$4,644
• − Insurance: −$1,825
• − Repairs & maintenance: −$2,747
• − Management: −$2,747
• − Depreciation: −$10,618
• Taxable loss: −$8,687
• Est. tax savings @ 24.0%: +$2,085
• After-tax cash flow: $-224/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): 25,006
• Household income: $116,071
• Rent vs Own: 29.3% rent · 70.7% own
• Severe rent burden: 384.0

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 0.65)
• 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%

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

Price history

3 events — show timeline

• 2026-05-24 Pending — AKMLS
• 2026-05-21 Listed $365,000 AKMLS
• 1984-08-24 Sold (Public Records) — Public Records

Property tax history

+1.4%/yr

Latest (2025): $4,644 · -0.1% YoY. Source: county tax records.