Industrial Flex Facility with
For Sale
$3,750,000
1421 E 8th Ave, Anchorage, AK 99501
Light industrial property combining warehouse, office, secured yard, and overhead loading access beside Merrill Field.
Property Size13,600 SF
Price / SF$275.74
Days on Market35
Property Features for 1421 E 8th Ave
General Information
Standard status
Active
Size
13,600 SF
Building Details
Year Built
1969
Listing Agency:
Spire Commercial
(907) 230-1523
Listed By:
Ryan Schwalbe · License #194501
Source:
Sellingalaskaco
Added: Jul 27
Changed: Aug 30
Last Checked: Aug 30 at 1:48PM
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 Spire Commercial
Investment Insights
Based on property information with market context.
This flex space combines 10,043 SF of warehouse and shop area with 3,557 SF of office space, creating 13,600 SF of total building area. The property also includes three overhead doors and a fenced yard with 13,600 SF of storage sheds and canopies. Built in 1969, the improvements sit on 2.1 acres designated I1: Light Industrial land.
Located at 1421 E 8th Ave in Anchorage, the property is directly adjacent to Merrill Field, adding clear relevance for aviation-related users and investors. The secured outdoor area and combination of industrial and office improvements provide a practical configuration for operations requiring both work space and administrative areas.
Located at 1421 E 8th Ave in Anchorage, the property is directly adjacent to Merrill Field, adding clear relevance for aviation-related users and investors. The secured outdoor area and combination of industrial and office improvements provide a practical configuration for operations requiring both work space and administrative areas.
Key Highlights
- 13,600 SF total building area with 10,043 SF of warehouse/shop and 3,557 SF of office space
- 2.1 acres of I1: Light Industrial land
- 13,600 SF of storage sheds and canopies
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
$167,076
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
4.46%
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%
$3,341,520
$3.3M
Cap Rate 7%
$2,386,800
$2.4M
Cap Rate 9%
$1,856,400
$1.9M
Market Conditions
NOI Build-Up for 13,600 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
$285.6K $21.00/SF
− Vacancy
−$62.8K −$4.62/SF
EGI
$222.8K $16.38/SF
− OpEx
−$55.7K −$4.10/SF
NOI
$167.1K $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%
$3,341,520
Cap Rate 7%
$2,386,800
Cap Rate 9%
$1,856,400
Alternative Uses
Best Use
Office B
$2.39M
$2.09M – $2.78M
NOI $167,076 @ 7.0% cap · market cap 4.46%
Second Best
Warehouse
$2.32M
$2.03M – $2.70M
NOI $162,129 @ 7.0% cap · market cap 4.32%
Theoretical Best
Specialty Retail
$3.69M
$3.23M – $4.31M
NOI $258,509 @ 7.0% cap · market cap 6.89%
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 Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Light industrial property combining warehouse, office, secured yard, and overhead loading access beside Merrill Field.
Where is this flex space located?
The property is located at 1421 E 8th Ave Anchorage, AK.
What is the asking price?
The asking price for this property is $3,750,000.
What are key features of this property?
This property features: 13,600 SF total building area with 10,043 SF of warehouse/shop and 3,557 SF of office space; 2.1 acres of I1: Light Industrial land; 13,600 SF of storage sheds and canopies
