Midtown Anchorage Automotive
For Sale
$20,000,000
1950 Gambell St, Anchorage, AK 99501
90,883 SF building on 8 acres in Midtown Anchorage.
Property Size90,883 SF
Lot Size8.00 Acres
Price / SF$220.06
Days on Market567
Property Features for 1950 Gambell St
General Information
Standard status
Active
Size
90,883 SF
Lot size
8.00 Acres
Listing Agency:
Frampton & Opinsky, LLC
(907) 227-5383
Listed By:
Erik Frampton · License #RECS19118
(907) 227-5383
Source:
Exprealty
Added: Jan 22, 2025
Changed: Aug 8
Last Checked: Aug 8 at 6:03AM
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 Frampton & Opinsky, LLC
Investment Insights
Based on property information with market context.
This property presents a rare opportunity in Midtown Anchorage, featuring 90,883 square feet of combined building area situated on 8 acres of land. The location is adjacent to Ben Boeke and Sullivan Arenas. The building and infrastructure are reported to be in excellent condition, reflecting regular upkeep and maintenance. Currently, the property is occupied by Kendall Ford Dealership.
Key Highlights
- 1.8 acres of prime land in Midtown Anchorage.
- Boasting 90,883 square feet of combined building area.
- Building and infrastructure are in excellent condition, thanks to regular upkeep and maintenance.
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
$1,531,033
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
7.66%
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%
$30,620,660
$30.6M
Cap Rate 7%
$21,871,900
$21.9M
Cap Rate 9%
$17,011,478
$17.0M
Market Conditions
NOI Build-Up for 90,883 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
$2.29M $25.20/SF
− Vacancy
−$103.1K −$1.13/SF
EGI
$2.19M $24.07/SF
− OpEx
−$656.2K −$7.22/SF
NOI
$1.53M $16.85/SF
Area
Anchorage, AK
Vacancy
4.50%
Lease Rate
$25.20 /SF/Yr
Expense Ratio
30.00%
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%
$30,620,660
Cap Rate 7%
$21,871,900
Cap Rate 9%
$17,011,478
Alternative Uses
Best Use
Retail
$21.87M
$19.14M – $25.52M
NOI $1,531,033 @ 7.0% cap · market cap 7.66%
Second Best
Industrial
$13.69M
$11.98M – $15.97M
NOI $958,470 @ 7.0% cap · market cap 4.79%
Theoretical Best
Specialty Retail
$24.68M
$21.59M – $28.79M
NOI $1,727,504 @ 7.0% cap · market cap 8.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
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 Retail 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?
Automotive property - 90,883 SF building on 8 acres in Midtown Anchorage.
Where is this automotive property located?
The property is located at 1950 Gambell St Anchorage, AK.
What is the asking price?
The asking price for this property is $20,000,000.
What are key features of this property?
This property features: 1.8 acres of prime land in Midtown Anchorage.; Boasting 90,883 square feet of combined building area.; Building and infrastructure are in excellent condition, thanks to regular upkeep and maintenance.
