Remodeled Office
For Sale
$210,000
101 9th Avenue, Anchorage, AK 99501
Two-level professional workspace with a conference room, private offices, gated courtyard, and assigned parking.
Property Size880 SF
Price / SF$238.64
Days on Market12
Property Features for 101 9th Avenue
General Information
Standard status
Active
Size
880 SF
Property subtype
General Commercial
Taxes and HOA fees
Annual Taxes
$2,027
Amenities
remodeled conference room
gated courtyard with locking entrance
3
2 Parking Spaces.
Building Details
Year Built
1963
Listing Agency:
(907) 748-4900
Listed By:
Jack White Real Estate
(907) 748-4900
Source:
Xome
Added: Jul 31
Changed: Aug 11
Last Checked: Aug 11 at 5:20AM
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 Jack White Real Estate
Investment Insights
Based on property information with market context.
This 880-square-foot office condominium is arranged across upper and lower levels, with a remodeled conference room, two offices upstairs, and a half bath on each floor. The property also includes updated windows in portions of the building, along with a replaced hot-water tank and furnace.
A gated courtyard with a locking entrance provides controlled access, while two assigned parking spaces sit adjacent to the building. The condo is located at 101 9th Avenue in downtown Anchorage and was built in 1963.
A gated courtyard with a locking entrance provides controlled access, while two assigned parking spaces sit adjacent to the building. The condo is located at 101 9th Avenue in downtown Anchorage and was built in 1963.
Key Highlights
- 880‑square‑foot office condominium
- Remodeled conference room and two upper‑level offices
- Half bath on both upper and lower levels
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
$10,811
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
5.15%
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%
$216,220
$216.2K
Cap Rate 7%
$154,443
$154.4K
Cap Rate 9%
$120,122
$120.1K
Market Conditions
NOI Build-Up for 880 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
$18.5K $21.00/SF
− Vacancy
−$4.1K −$4.62/SF
EGI
$14.4K $16.38/SF
− OpEx
−$3.6K −$4.10/SF
NOI
$10.8K $12.29/SF
Area
Anchorage, AK
Vacancy
22.00%
Lease Rate
$21.00 /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%
$216,220
Cap Rate 7%
$154,443
Cap Rate 9%
$120,122
Alternative Uses
Best Use
Office B
$154.4K
$135.1K – $180.2K
NOI $10,811 @ 7.0% cap · market cap 5.15%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$239.0K
$209.1K – $278.8K
NOI $16,727 @ 7.0% cap · market cap 7.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Demographics for 99501, AK
18,590
Population
8,906
Households
2.1
Avg Household Size
38
Median Age
40%
College-Educated
92%
High-School Grad
6.7 sq mi
ZIP Area
2,775
Density / Sq Mi
$69,591
Median Household Income
$43,542
Median Earnings
$1,181
Median Rent
$378,700
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Two-level professional workspace with a conference room, private offices, gated courtyard, and assigned parking.
Where is this office units located?
The property is located at 101 9th Avenue Anchorage, AK.
What is the asking price?
The asking price for this property is $210,000.
What are key features of this property?
This property features: 880‑square‑foot office condominium; Remodeled conference room and two upper‑level offices; Half bath on both upper and lower levels
