Mixed-Use Property with Retail and
For Sale
$795,000
1403 Hyder St, Anchorage, AK 99501
Two-level property combines a retail area with a partially furnished four-bedroom apartment and accessibility improvements.
Property Size3,800 SF
Price / SF$209.21
Days on Market35
Property Features for 1403 Hyder St
General Information
Standard status
Active
Size
3,800 SF
Amenities
walk-in cooler
shelving
stair lift
Building Details
Year Built
1981
Listing Agency:
Comer & Associates Real Estate, LLC
(907) 440-9000
Listed By:
Randy Comer
Source:
Kachemakgrouprealestate
Added: Jul 26
Changed: Aug 27
Last Checked: Aug 28 at 12:57PM
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 Comer & Associates Real Estate, LLC
Investment Insights
Based on property information with market context.
Built in 1981, this 3,800-square-foot mixed-use property combines commercial and residential components across two levels. The first floor provides retail space with a walk-in cooler and shelving, while the upper floor contains a partially furnished four-bedroom apartment.
A recently installed stair lift serves the building’s vertical circulation. The property is located at 1403 Hyder St in Anchorage, Alaska, offering a combination of retail functionality and on-site residential space within one commercial asset.
A recently installed stair lift serves the building’s vertical circulation. The property is located at 1403 Hyder St in Anchorage, Alaska, offering a combination of retail functionality and on-site residential space within one commercial asset.
Key Highlights
- 3,800‑square‑foot mixed‑use property at 1403 Hyder St, Anchorage, AK 99501
- First‑floor retail area with walk‑in cooler and shelving
- Second‑floor four‑bedroom apartment, partially furnished
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
$72,230
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
9.09%
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%
$1,444,600
$1.4M
Cap Rate 7%
$1,031,857
$1.0M
Cap Rate 9%
$802,556
$802.6K
Market Conditions
NOI Build-Up for 3,800 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
$100.3K $26.40/SF
− Vacancy
−$4.0K −$1.06/SF
EGI
$96.3K $25.34/SF
− OpEx
−$24.1K −$6.34/SF
NOI
$72.2K $19.01/SF
Area
Anchorage, AK
Vacancy
4.00%
Lease Rate
$26.40 /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%
$1,444,600
Cap Rate 7%
$1,031,857
Cap Rate 9%
$802,556
Alternative Uses
Best Use
Specialty Retail
$1.03M
$902.9K – $1.20M
NOI $72,230 @ 7.0% cap · market cap 9.09%
Second Best
Retail
$914.5K
$800.2K – $1.07M
NOI $64,016 @ 7.0% cap · market cap 8.05%
Theoretical Best
—
—
same as Best Use
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 Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Two-level property combines a retail area with a partially furnished four-bedroom apartment and accessibility improvements.
Where is this mixed-use property located?
The property is located at 1403 Hyder St Anchorage, AK.
What is the asking price?
The asking price for this property is $795,000.
What are key features of this property?
This property features: 3,800‑square‑foot mixed‑use property at 1403 Hyder St, Anchorage, AK 99501; First‑floor retail area with walk‑in cooler and shelving; Second‑floor four‑bedroom apartment, partially furnished
