Rebuilt Triplex with Oversized
For Sale
$1,170,000
18045 Mendenhall St, Eagle River, AK 99577
Side-by-side duplex layout plus a separate cabin creates a three-unit multifamily configuration.
Property Size5,554 SF
Lot Size0.72 Acres
Price / SF$210.66
Days on Market11
Property Features for 18045 Mendenhall St
General Information
Standard status
Active
Size
5,554 SF
Lot size
0.72 Acres
Property subtype
Multi-Family
Additional Details
Multifamily Units
3
Amenities
deck
garage
storage
Building Details
Year Built
1965
Buildings
2
Listing Agency:
Herrington and Company, LLC
(907) 717-9300
Listed By:
Silvia Brugger · License #148471
Source:
Kachemakgrouprealestate
Added: Aug 20
Changed: Aug 30
Last Checked: Aug 30 at 1:57AM
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.
Located at 18045 Mendenhall St in Eagle River, this triplex combines a rebuilt main residence with a separate cabin on a 31,450-square-foot lot shaded by mature trees. The primary 4,126-square-foot structure contains two attached units, each arranged across two levels. Upper floors include open kitchen, dining, and living areas, along with one bedroom, one full bath, and one half bath. Three additional bedrooms and a full bath are located below in each unit.
Both duplex residences open to large decks positioned above the garages, providing substantial private outdoor space. Each side also includes a 24 ft x 24 ft garage and 13 ft x 24 ft storage area on poured concrete slabs. The detached cabin measures 714 square feet on each level, adding a third residential unit to the property. The home was originally built in 1965 and extensively rebuilt from the studs out.
Both duplex residences open to large decks positioned above the garages, providing substantial private outdoor space. Each side also includes a 24 ft x 24 ft garage and 13 ft x 24 ft storage area on poured concrete slabs. The detached cabin measures 714 square feet on each level, adding a third residential unit to the property. The home was originally built in 1965 and extensively rebuilt from the studs out.
Key Highlights
- Three‑unit configuration with a side‑by‑side duplex and separate cabin
- 4,126 square feet in the main building
- 31,450‑square‑foot lot with mature trees
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
$60,230
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
5.15%
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%
$1,204,600
$1.2M
Cap Rate 7%
$860,429
$860.4K
Cap Rate 9%
$669,222
$669.2K
Market Conditions
NOI Build-Up for 5,554 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
$90.0K $16.20/SF
− Vacancy
−$3.9K −$0.71/SF
EGI
$86.0K $15.49/SF
− OpEx
−$25.8K −$4.65/SF
NOI
$60.2K $10.84/SF
Area
Anchorage County, AK
Vacancy
4.37%
Lease Rate
$16.20 /SF/Yr
Expense Ratio
30.00%
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%
$1,204,600
Cap Rate 7%
$860,429
Cap Rate 9%
$669,222
Alternative Uses
Best Use
Multifamily LT 5
$860.4K
$752.9K – $1.00M
NOI $60,230 @ 7.0% cap · market cap 5.15%
Second Best
Apartment 5plus
$794.3K
$695.0K – $926.7K
NOI $55,603 @ 7.0% cap · market cap 4.75%
Theoretical Best
Office A
$1.45M
$1.27M – $1.70M
NOI $101,817 @ 7.0% cap · market cap 8.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
3
Residential units
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 Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Triplex - Side-by-side duplex layout plus a separate cabin creates a three-unit multifamily configuration.
Where is this triplex located?
The property is located at 18045 Mendenhall St Eagle River, AK.
What is the asking price?
The asking price for this property is $1,170,000.
What are key features of this property?
This property features: Three‑unit configuration with a side‑by‑side duplex and separate cabin; 4,126 square feet in the main building; 31,450‑square‑foot lot with mature trees
