Remodeled Office
For Sale
$210,000
101 E 9th Ave # 13b, Anchorage, AK 99501
Two-level layout includes a conference room, upper-floor offices, and half baths on each level.
Property Size880 SF
Price / SF$238.64
Days on Market41
Property Features for 101 E 9th Ave # 13b
General Information
Standard status
Active
Size
880 SF
Property subtype
Commercial
Building Details
Year Built
1963
Listing Agency:
Jack White Real Estate
(907) 562-6464
Listed By:
Brian Broderick · License #12465
Source:
Seehomesinalaska
Added: Jul 23
Changed: Aug 31
Last Checked: Sep 1 at 7:49PM
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 SF office condominium at 101 E 9th Ave # 13b provides a compact professional setting with a remodeled conference room and two offices on the upper level. Half baths serve both the upper and lower floors. The seller has replaced the hot-water tank and furnace and completed work on some windows. Built in 1963, the property offers a practical configuration for a small office user.
The downtown Anchorage location includes a gated courtyard with a locking entrance and assigned parking adjacent to the building. Owners and tenants in the building are primarily professionals seeking small office space, providing a professional setting for an office unit of this scale.
The downtown Anchorage location includes a gated courtyard with a locking entrance and assigned parking adjacent to the building. Owners and tenants in the building are primarily professionals seeking small office space, providing a professional setting for an office unit of this scale.
Key Highlights
- 880 SF office condominium in downtown Anchorage
- Remodeled conference room and two upper‑level offices
- Half bath on both the upper and lower level
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office units - Two-level layout includes a conference room, upper-floor offices, and half baths on each level.
Where is this office units located?
The property is located at 101 E 9th Ave # 13b 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 SF office condominium in downtown Anchorage; Remodeled conference room and two upper‑level offices; Half bath on both the upper and lower level
