Freestanding Single-Story Office
New
For Sale
$525,000
2601 Blueberry Road, Anchorage, AK 99503
Remodeled office property with private workspaces, conference facilities, and on-site parking.
Property Size1,800 SF
Lot Size0.18 Acres
Price / SF$291.67
Days on Market5
Property Features for 2601 Blueberry Road
General Information
Standard status
Active
Size
1,800 SF
Total Parking Spaces
5
Lot size
0.18 Acres
Property subtype
General Commercial
Zoning
B-3
Building Details
Year Renovated
2010
Buildings
1
Stories
1
Building Size
1,800 SF
Listing Agency:
(907) 563-5500
Listed By:
Jack White Commercial
(907) 830-7319
Source:
Xome
Added: Sep 6
Changed: Sep 9
Last Checked: Sep 9 at 4:34PM
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 Commercial
Investment Insights
Based on property information with market context.
Located at 2601 Blueberry Road in Anchorage’s Midtown area, this freestanding office property offers approximately 1,800 SF on a 7,800 SF B-3 lot. The single-story layout includes six private offices, a large reception area, a conference room with A/C, kitchenette, server room, and restroom. The building was remodeled in 2000 and 2010 and includes high-efficiency boilers.
The property is positioned one block west of C Street and was vacant at closing. Parking includes five striped stalls with additional overflow capacity. Owner financing is considered, and the buyer is responsible for verifying the stated square footage.
The property is positioned one block west of C Street and was vacant at closing. Parking includes five striped stalls with additional overflow capacity. Owner financing is considered, and the buyer is responsible for verifying the stated square footage.
Key Highlights
- Approximately 1,800 SF single‑story office building
- 7,800 SF B‑3 lot in Midtown Anchorage
- Six private offices plus reception and conference areas
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
$22,113
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
4.21%
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%
$442,260
$442.3K
Cap Rate 7%
$315,900
$315.9K
Cap Rate 9%
$245,700
$245.7K
Market Conditions
NOI Build-Up for 1,800 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
$37.8K $21.00/SF
− Vacancy
−$8.3K −$4.62/SF
EGI
$29.5K $16.38/SF
− OpEx
−$7.4K −$4.10/SF
NOI
$22.1K $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%
$442,260
Cap Rate 7%
$315,900
Cap Rate 9%
$245,700
Alternative Uses
Best Use
Office B
$315.9K
$276.4K – $368.6K
NOI $22,113 @ 7.0% cap · market cap 4.21%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$488.8K
$427.7K – $570.2K
NOI $34,214 @ 7.0% cap · market cap 6.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Demographics for 99503, AK
13,550
Population
7,411
Households
1.8
Avg Household Size
36
Median Age
30%
College-Educated
91%
High-School Grad
20.7 sq mi
ZIP Area
655
Density / Sq Mi
$76,888
Median Household Income
$46,734
Median Earnings
$1,185
Median Rent
$316,700
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 Office in West region
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Frequently Asked Questions
What type of property is this?
Office building - Remodeled office property with private workspaces, conference facilities, and on-site parking.
Where is this office building located?
The property is located at 2601 Blueberry Road Anchorage, AK.
What is the asking price?
The asking price for this property is $525,000.
What are key features of this property?
This property features: Approximately 1,800 SF single‑story office building; 7,800 SF B‑3 lot in Midtown Anchorage; Six private offices plus reception and conference areas
