Single-Tenant Office
For Sale
$6,200,000
100 Calais Drive, Anchorage, AK 99503
Office building constructed in 2005 and maintained as an owner-occupied, single-tenant facility.
Property Size31,026 SF
Price / SF$199.83
Days on Market669
Property Features for 100 Calais Drive
General Information
Standard status
Active
Size
31,026 SF
Property subtype
General Commercial
Amenities
3
100 Parking Spaces.
City, Mountain
Building Details
Year Built
2005
Listing Agency:
Bond Filipenko Commercial Properties, LLC
(907) 952-1884
Listed By:
Kevin Hennigan · License #AK15448
(907) 529-6504
Source:
Xome
Added: Nov 8, 2024
Changed: Sep 1
Last Checked: Sep 8 at 3:46AM
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 Bond Filipenko Commercial Properties, LLC
Investment Insights
Based on property information with market context.
This single-tenant office building was constructed in 2005 and has been occupied by its original tenant since opening. The property has been maintained carefully over the years and is now being offered for sale for a new owner.
The building is located at 100 Calais Drive in Anchorage, AK 99503.
With a total size of 31,026 square feet, the property presents a modern office layout designed for one tenant’s long-term use, offering a straightforward configuration for buyers looking for an established office facility.
The building is located at 100 Calais Drive in Anchorage, AK 99503.
With a total size of 31,026 square feet, the property presents a modern office layout designed for one tenant’s long-term use, offering a straightforward configuration for buyers looking for an established office facility.
Key Highlights
- Office building constructed in 2005 and maintained as an owner‑occupied, single‑tenant facility
- Built specifically for its original single tenant, who has occupied the space since day one
- Includes 3 guest facilities
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
$381,154
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
6.15%
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%
$7,623,080
$7.6M
Cap Rate 7%
$5,445,057
$5.4M
Cap Rate 9%
$4,235,044
$4.2M
Market Conditions
NOI Build-Up for 31,026 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
$651.5K $21.00/SF
− Vacancy
−$143.3K −$4.62/SF
EGI
$508.2K $16.38/SF
− OpEx
−$127.1K −$4.10/SF
NOI
$381.2K $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%
$7,623,080
Cap Rate 7%
$5,445,057
Cap Rate 9%
$4,235,044
Alternative Uses
Best Use
Office B
$5.45M
$4.76M – $6.35M
NOI $381,154 @ 7.0% cap · market cap 6.15%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$8.42M
$7.37M – $9.83M
NOI $589,742 @ 7.0% cap · market cap 9.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Demographics for 99503, AK
13,550
Population
7,411
Households
1.8
Avg Household Size
36
Median Age
30%
College-Educated
91%
High-School Grad
20.7 sq mi
ZIP Area
655
Density / Sq Mi
$76,888
Median Household Income
$46,734
Median Earnings
$1,185
Median Rent
$316,700
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 building - Office building constructed in 2005 and maintained as an owner-occupied, single-tenant facility.
Where is this office building located?
The property is located at 100 Calais Drive Anchorage, AK.
What is the asking price?
The asking price for this property is $6,200,000.
What are key features of this property?
This property features: Office building constructed in 2005 and maintained as an owner‑occupied, single‑tenant facility; Built specifically for its original single tenant, who has occupied the space since day one; Includes 3 guest facilities
