Mixed-Use Property With
New
For Sale
$1,675,000
Pending
12855 Old Seward Hwy, Anchorage, AK 99515
Ground-floor retail showroom is paired with eight residential units in a two-level commercial and multifamily configuration.
Property Size9,990 SF
Days on Market1
Property Features for 12855 Old Seward Hwy
General Information
Standard status
Pending
Size
9,990 SF
Property subtype
Multi-Family
Units
Unit Mix
4 x 1BR, 4 x Studio
Multifamily Units
8
Building Details
Year Built
2000
Buildings
1
Tenancy
Multi
Listing Agency:
Jack White Commercial
Listed By:
Gary W Petros
Source:
Kachemakgrouprealestate
Added: Sep 4
Last Checked: Sep 4 at 2:12PM
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 Commercial
Investment Insights
Based on property information with market context.
Located at 12855 Old Seward Hwy in Anchorage, Alaska, this mixed-use property combines a ground-floor retail showroom with residential space above. The commercial component measures 2,900 SF and is identified as the South Plaza Superfloors building. Eight apartments occupy the upper level, creating a compact combination of retail and multifamily uses within one property.
The apartment mix includes four one-bedroom units and four studio units. The building was constructed in 2000, and the property information identifies the apartments as rental units. This configuration places showroom space and residential accommodations at the same Anchorage address, offering a clear separation between the commercial area at ground level and the apartments above.
The apartment mix includes four one-bedroom units and four studio units. The building was constructed in 2000, and the property information identifies the apartments as rental units. This configuration places showroom space and residential accommodations at the same Anchorage address, offering a clear separation between the commercial area at ground level and the apartments above.
Key Highlights
- 2,900 SF ground‑floor retail showroom
- Eight apartments above the retail component
- Apartment mix includes 4 one‑bedroom units and 4 studio units
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
$128,406
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
7.67%
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%
$2,568,120
$2.6M
Cap Rate 7%
$1,834,371
$1.8M
Cap Rate 9%
$1,426,733
$1.4M
Market Conditions
NOI Build-Up for 9,990 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
$245.8K $24.60/SF
− Vacancy
−$12.3K −$1.23/SF
EGI
$233.5K $23.37/SF
− OpEx
−$105.1K −$10.52/SF
NOI
$128.4K $12.85/SF
Area
Anchorage, AK
Vacancy
5.00%
Lease Rate
$24.60 /SF/Yr
Expense Ratio
45.00%
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%
$2,568,120
Cap Rate 7%
$1,834,371
Cap Rate 9%
$1,426,733
Alternative Uses
Best Use
Retail
$2.40M
$2.10M – $2.80M
NOI $168,294 @ 7.0% cap · market cap 10.05%
Second Best
Apartment 5plus
$1.83M
$1.61M – $2.14M
NOI $128,406 @ 7.0% cap · market cap 7.67%
Theoretical Best
Specialty Retail
$2.71M
$2.37M – $3.16M
NOI $189,890 @ 7.0% cap · market cap 11.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
8
Residential units
Multi-tenant
Tenancy
Location Intelligence
Demographics for 99515, AK
22,532
Population
8,137
Households
2.8
Avg Household Size
37
Median Age
41%
College-Educated
95%
High-School Grad
10.6 sq mi
ZIP Area
2,126
Density / Sq Mi
$112,445
Median Household Income
$55,657
Median Earnings
$1,716
Median Rent
$400,500
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Ground-floor retail showroom is paired with eight residential units in a two-level commercial and multifamily configuration.
Where is this mixed-use property located?
The property is located at 12855 Old Seward Hwy Anchorage, AK.
What is the asking price?
The asking price for this property is $1,675,000.
What are key features of this property?
This property features: 2,900 SF ground‑floor retail showroom; Eight apartments above the retail component; Apartment mix includes 4 one‑bedroom units and 4 studio units
