Log Office
For Sale
$595,000
13012 Old Glenn Hwy # 101, Eagle River, AK 99577
B-3 zoning allows professional and commercial uses in a visible Eagle River corridor setting.
Property Size2,070 SF
Price / SF$287.44
Days on Market584
Property Features for 13012 Old Glenn Hwy # 101
General Information
Standard status
Active
Size
2,070 SF
Property subtype
Commercial
Zoning
B-3
Building Details
Year Built
1982
Buildings
1
Construction
log
Listing Agency:
RE/MAX Dynamic Properties
(907) 727-4400
Listed By:
Lee Henry
Source:
Seehomesinalaska
Added: Jan 23, 2025
Changed: Aug 29
Last Checked: Aug 29 at 6:53PM
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 RE/MAX Dynamic Properties
Investment Insights
Based on property information with market context.
This 2,070-square-foot office building was constructed in 1982 and features an Alaska-style log design. The property occupies a corner lot along Old Glenn Hwy in Eagle River, providing a distinct commercial setting for office operations.
B-3 zoning accommodates a broad range of professional and commercial uses. The site includes parking and access features identified for the property, with additional flexibility supported by its corner configuration.
B-3 zoning accommodates a broad range of professional and commercial uses. The site includes parking and access features identified for the property, with additional flexibility supported by its corner configuration.
Key Highlights
- 2,070 SF office building
- Alaska‑style log construction
- B‑3 zoning supports professional and commercial uses
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
$28,012
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
4.71%
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%
$560,240
$560.2K
Cap Rate 7%
$400,171
$400.2K
Cap Rate 9%
$311,244
$311.2K
Market Conditions
NOI Build-Up for 2,070 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
$52.2K $25.20/SF
− Vacancy
−$5.5K −$2.65/SF
EGI
$46.7K $22.55/SF
− OpEx
−$18.7K −$9.02/SF
NOI
$28.0K $13.53/SF
Area
Anchorage County, AK
Vacancy
10.50%
Lease Rate
$25.20 /SF/Yr
Expense Ratio
40.00%
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%
$560,240
Cap Rate 7%
$400,171
Cap Rate 9%
$311,244
Alternative Uses
Best Use
Healthcare Medical
$400.2K
$350.2K – $466.9K
NOI $28,012 @ 7.0% cap · market cap 4.71%
Second Best
Office B
$364.5K
$318.9K – $425.2K
NOI $25,512 @ 7.0% cap · market cap 4.29%
Theoretical Best
Office A
$542.1K
$474.4K – $632.5K
NOI $37,948 @ 7.0% cap · market cap 6.38%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Demographics for 99577, AK
26,947
Population
10,854
Households
2.5
Avg Household Size
35
Median Age
46%
College-Educated
96%
High-School Grad
287.2 sq mi
ZIP Area
94
Density / Sq Mi
$135,011
Median Household Income
$62,137
Median Earnings
$1,709
Median Rent
$413,400
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 - B-3 zoning allows professional and commercial uses in a visible Eagle River corridor setting.
Where is this office building located?
The property is located at 13012 Old Glenn Hwy # 101 Eagle River, AK.
What is the asking price?
The asking price for this property is $595,000.
What are key features of this property?
This property features: 2,070 SF office building; Alaska‑style log construction; B‑3 zoning supports professional and commercial uses
