Six-Unit Retail Office
For Sale
$750,000
1-6-5031 E Mayflower Ln, Wasilla, AK 99654
Six side-by-side units offer individual exterior entrances and on-site front-and-back parking.
Property Size3,550 SF
Price / SF$211.27
Days on Market16
Property Features for 1-6-5031 E Mayflower Ln
General Information
Standard status
Active
Size
3,550 SF
Site & Location
Highway Access
Yes
Road Access
Yes
Building Details
Year Built
1985
Stories
1
Tenancy
Multi
Listing Agency:
Real Broker Alaska
(907) 351-4794
Listed By:
Joseph Miller · License #11361
(907) 351-4794
Source:
Exprealty
Added: Jul 22
Changed: Jul 27
Last Checked: Jul 31 at 8:32PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Real Broker Alaska
Investment Insights
Based on property information with market context.
This six-unit retail/office building totals 3,550 square feet and was originally constructed in 1985. The property is a single-level structure with all units side by side. Each unit has its own exterior entrance with main access facing E. Palmer Wasilla Highway, along with additional back access. Separate storage is located in the rear of the building with one storage space per unit. A utility room in the back includes a boiler, HWH, and additional storage for building maintenance items.
On-site parking is available at both the front and the back of the building. The building’s unit entrances are oriented toward the highway to support customer access.
A new roof is scheduled for July 2026.
On-site parking is available at both the front and the back of the building. The building’s unit entrances are oriented toward the highway to support customer access.
A new roof is scheduled for July 2026.
Key Highlights
- 6‑unit retail/office building totaling 3,550 SF, originally constructed in 1985
- Single‑level layout with all units side by side, each with individual exterior entrances
- Main access for all units facing E. Palmer Wasilla Highway, with additional back access
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$49,459
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
6.59%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$989,180
$989.2K
Cap Rate 7%
$706,557
$706.6K
Cap Rate 9%
$549,544
$549.5K
Market Conditions
NOI Build-Up for 3,550 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$85.2K $24.00/SF
− Vacancy
−$19.3K −$5.42/SF
EGI
$65.9K $18.58/SF
− OpEx
−$16.5K −$4.64/SF
NOI
$49.5K $13.93/SF
Area
Matanuska-Susitna County, AK
Vacancy
22.60%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$989,180
Cap Rate 7%
$706,557
Cap Rate 9%
$549,544
Alternative Uses
Best Use
Office B
$706.6K
$618.2K – $824.3K
NOI $49,459 @ 7.0% cap · market cap 6.59%
Second Best
Retail
$612.2K
$535.6K – $714.2K
NOI $42,851 @ 7.0% cap · market cap 5.71%
Theoretical Best
Multifamily LT 5
$26.24M
$22.96M – $30.62M
NOI $1,837,122 @ 7.0% cap · market cap 244.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Demographics for 99654, AK
40,726
Population
17,006
Households
2.4
Avg Household Size
35
Median Age
24%
College-Educated
95%
High-School Grad
113.6 sq mi
ZIP Area
359
Density / Sq Mi
$93,739
Median Household Income
$53,748
Median Earnings
$1,233
Median Rent
$342,200
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office units - Six side-by-side units offer individual exterior entrances and on-site front-and-back parking.
Where is this office units located?
The property is located at 1-6-5031 E Mayflower Ln Wasilla, AK.
What is the asking price?
The asking price for this property is $750,000.
What are key features of this property?
This property features: 6‑unit retail/office building totaling 3,550 SF, originally constructed in 1985; Single‑level layout with all units side by side, each with individual exterior entrances; Main access for all units facing E. Palmer Wasilla Highway, with additional back access
