Building Details

Construction log

Listing Agency: RE/MAX Dynamic Properties Show Phone

Listed By: Lee Henry Show Phone

Source: Exprealty

Added: Mar 25 Changed: Jul 28 Last Checked: Jul 31 at 3:02PM

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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 RE/MAX Dynamic Properties

Investment Insights

Based on property information with market context.

This for-sale office building presents a rare owner-user opportunity, featuring approximately 2,070 SF within a distinctive Alaska-style log structure. The property is situated on a huge corner lot and is described as offering flexible B-3 zoning to support a broad range of professional and commercial uses.

Located at 101–13012 Old Glenn Hwy in Eagle River, the building is positioned on one of the area’s most visible commercial corridors. The offering is further supported by noted access and parking, along with “future flexibility,” making it well-suited for buyers seeking an adaptable office footprint in a prominent roadside setting.

Key Highlights

• Approximately 2,070 SF professional office building in a distinctive Alaska‑style log building
• Located on a huge corner lot with strong visibility, access, and parking
• Flexible B‑3 zoning supports a broad range of professional and commercial uses

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

$28,012

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

4.71%

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%

$560,240 $560.2K

Cap Rate 7%

$400,171 $400.2K

Cap Rate 9%

$311,244 $311.2K

Market Conditions

NOI Build-Up for 2,070 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

$52.2K $25.20/SF

− Vacancy

−$5.5K −$2.65/SF

EGI

$46.7K $22.55/SF

− OpEx

−$18.7K −$9.02/SF

NOI

$28.0K $13.53/SF

Area

Anchorage County, AK

Vacancy

10.50%

Lease Rate

$25.20 /SF/Yr

Expense Ratio

40.00%

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%

$560,240

Cap Rate 7%

$400,171

Cap Rate 9%

$311,244

Alternative Uses

Best Use

Healthcare Medical

$400.2K

$350.2K – $466.9K (±1% cap)

NOI $28,012 @ 7.0% cap · market cap 4.71%

Second Best

Office B

$364.5K

$318.9K – $425.2K (±1% cap)

NOI $25,512 @ 7.0% cap · market cap 4.29%

Theoretical Best

Office A

$542.1K

$474.4K – $632.5K (±1% cap)

NOI $37,948 @ 7.0% cap · market cap 6.38%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Current Use

Office buildings

Location Intelligence

Demographics for 99577, AK

26,947

Population

10,854

Households

2.5

Avg Household Size

35

Median Age

46%

College-Educated

96%

High-School Grad

287.2 sq mi

ZIP Area

94

Density / Sq Mi

$135,011

Median Household Income

$62,137

Median Earnings

$1,709

Median Rent

$413,400

Median Home Value

Market

Vacancy Rate% for Office in West region

11% 2019

14.1% 2020

15.5% 2021

17.2% 2022

19.9% 2023

21% 2024

20.8% 2025

Questions? Ask Rey

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Frequently Asked Questions

What type of property is this?

Office building - Distinctive log office building with flexible B-3 zoning on a corner lot with parking and strong visibility.

Where is this office building located?

The property is located at 101-13012 Old Glenn Hwy Eagle River, AK.

What is the asking price?

The asking price for this property is $595,000.

What are key features of this property?

This property features: Approximately 2,070 SF professional office building in a distinctive Alaska‑style log building; Located on a huge corner lot with strong visibility, access, and parking; Flexible B‑3 zoning supports a broad range of professional and commercial uses