Gated Flex Shop with Multiple
For Sale
$2,009,000
15263 W Northshore Dr, Big Lake, AK 99652
Gated, fully fenced shop with five bays and 14-foot overhead doors, plus office, bathroom, and apartment.
Property Size6,000 SF
Price / SF$334.83
Days on Market102
Property Features for 15263 W Northshore Dr
General Information
Standard status
Active
Size
6,000 SF
Property subtype
Commercial
Site & Location
Road Access
Yes
Fenced Yard
Yes
Amenities
office area
accessible bathroom
laundry facilities
rough-in shower
1-bedroom apartment
paved parking area
Building Details
Construction
metal-sided
Listing Agency:
Jack White Real Estate
Listed By:
Ava L Anderson · License #RECS17159
(907) 360-3033
Source:
Viewanchoragehouses
Added: Jun 1
Changed: Sep 9
Last Checked: Sep 9 at 10:50AM
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 Real Estate
Investment Insights
Based on property information with market context.
This gated, fully fenced shop/garage facility is built to “MOA standards” and offers five separate bays designed for practical vehicle or equipment access. Each bay features a 14-foot overhead door. The property also includes a comfortable office area, an accessible bathroom, laundry facilities, and a rough-in shower.
An included 1-bedroom apartment contains a living room, kitchen, bath, and dining area, supporting on-site living or staff accommodations. The metal-sided building is described with R21 insulation, a foam pad under the slab, and spray foam sil plate for energy efficiency.
Service and site utilities noted include 30 and 50 amp service, a separate floor drain, and septic drain fields. An expansive paved parking area provides additional paved space for operations, future development, or extra parking. The property is located on Northshore Dr in Big Lake, AK.
An included 1-bedroom apartment contains a living room, kitchen, bath, and dining area, supporting on-site living or staff accommodations. The metal-sided building is described with R21 insulation, a foam pad under the slab, and spray foam sil plate for energy efficiency.
Service and site utilities noted include 30 and 50 amp service, a separate floor drain, and septic drain fields. An expansive paved parking area provides additional paved space for operations, future development, or extra parking. The property is located on Northshore Dr in Big Lake, AK.
Key Highlights
- Gated, fully fenced metal‑sided shop/garage with 5 separate bays and five 14‑ft overhead doors
- Includes office area, bathroom, laundry facilities, and rough‑in shower
- On‑site 1‑bedroom apartment with living room, kitchen, bath, and dining area
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
$66,690
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
3.32%
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%
$1,333,800
$1.3M
Cap Rate 7%
$952,714
$952.7K
Cap Rate 9%
$741,000
$741.0K
Market Conditions
NOI Build-Up for 6,000 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
$108.0K $18.00/SF
− Vacancy
−$5.4K −$0.90/SF
EGI
$102.6K $17.10/SF
− OpEx
−$35.9K −$5.98/SF
NOI
$66.7K $11.11/SF
Area
Matanuska-Susitna County, AK
Vacancy
5.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
35.00%
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%
$1,333,800
Cap Rate 7%
$952,714
Cap Rate 9%
$741,000
Alternative Uses
Best Use
Flex RnD
$952.7K
$833.6K – $1.11M
NOI $66,690 @ 7.0% cap · market cap 3.32%
Second Best
Industrial
$513.0K
$448.9K – $598.5K
NOI $35,910 @ 7.0% cap · market cap 1.79%
Theoretical Best
Multifamily LT 5
$44.36M
$38.81M – $51.75M
NOI $3,104,995 @ 7.0% cap · market cap 154.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Yes
Fenced yard
Yes
Paved road access
Location Intelligence
Demographics for 99652, AK
4,821
Population
3,220
Households
1.5
Avg Household Size
43
Median Age
19%
College-Educated
95%
High-School Grad
123.2 sq mi
ZIP Area
39
Density / Sq Mi
$71,310
Median Household Income
$43,730
Median Earnings
$1,066
Median Rent
$280,200
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Industrial in West region
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Frequently Asked Questions
What type of property is this?
Flex space - Gated, fully fenced shop with five bays and 14-foot overhead doors, plus office, bathroom, and apartment.
Where is this flex space located?
The property is located at 15263 W Northshore Dr Big Lake, AK.
What is the asking price?
The asking price for this property is $2,009,000.
What are key features of this property?
This property features: Gated, fully fenced metal‑sided shop/garage with 5 separate bays and five 14‑ft overhead doors; Includes office area, bathroom, laundry facilities, and rough‑in shower; On‑site 1‑bedroom apartment with living room, kitchen, bath, and dining area
