Updated
For Sale
$635,000
435 E 10th Ave, Anchorage, AK 99501
Four-unit residential property with improvements in Units 1 and 3; tenant showings require 48 hours’ notice.
Property Size4,350 SF
Price / SF$145.98
Days on Market42
Property Features for 435 E 10th Ave
General Information
Standard status
Active
Size
4,350 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
4
Building Details
Year Built
1965
Listing Agency:
Herrington and Company, LLC
(907) 229-6822
Listed By:
Lisa Herrington
Source:
Griggrealty
Added: Jul 19
Changed: Aug 28
Last Checked: Aug 28 at 12:45PM
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 Herrington and Company, LLC
Investment Insights
Based on property information with market context.
This four-unit residential property contains 4,350 square feet and was built in 1965. Unit 1 has received new carpet and paint, a new tub and surround, a new dishwasher, and new blinds. Unit 3 includes fairly new paint, luxury vinyl plank flooring, a new dishwasher, and a new refrigerator.
The property is located at 435 E 10th Ave in Anchorage, Alaska. Tenants occupy the units, and showings require 48 hours’ advance notice so arrangements can be made. Weekend appointments are available after noon.
The property is located at 435 E 10th Ave in Anchorage, Alaska. Tenants occupy the units, and showings require 48 hours’ advance notice so arrangements can be made. Weekend appointments are available after noon.
Key Highlights
- Four‑unit property with 4,350 SF of building area
- Built in 1965
- Unit 1 updated with new carpet, paint, tub and surround, dishwasher, and blinds
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
$55,913
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
8.81%
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%
$1,118,260
$1.1M
Cap Rate 7%
$798,757
$798.8K
Cap Rate 9%
$621,256
$621.3K
Market Conditions
NOI Build-Up for 4,350 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
$107.0K $24.60/SF
− Vacancy
−$5.4K −$1.23/SF
EGI
$101.7K $23.37/SF
− OpEx
−$45.7K −$10.52/SF
NOI
$55.9K $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%
$1,118,260
Cap Rate 7%
$798,757
Cap Rate 9%
$621,256
Alternative Uses
Best Use
Multifamily LT 5
$912.6K
$798.5K – $1.06M
NOI $63,881 @ 7.0% cap · market cap 10.06%
Second Best
Apartment 5plus
$798.8K
$698.9K – $931.9K
NOI $55,913 @ 7.0% cap · market cap 8.81%
Theoretical Best
Specialty Retail
$1.18M
$1.03M – $1.38M
NOI $82,685 @ 7.0% cap · market cap 13.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
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 Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Quadplex - Four-unit residential property with improvements in Units 1 and 3; tenant showings require 48 hours’ notice.
Where is this quadplex located?
The property is located at 435 E 10th Ave Anchorage, AK.
What is the asking price?
The asking price for this property is $635,000.
What are key features of this property?
This property features: Four‑unit property with 4,350 SF of building area; Built in 1965; Unit 1 updated with new carpet, paint, tub and surround, dishwasher, and blinds
