Six-Bedroom Duplex with
For Sale
$549,900
Pending
2616 Mcrae Rd, Anchorage, AK 99517
Two residential units provide flexible layouts, generous living areas, and outdoor space on a sizable Anchorage lot.
Property Size3,700 SF
Days on Market119
Property Features for 2616 Mcrae Rd
General Information
Standard status
Pending
Size
3,700 SF
Total Parking Spaces
6
Property subtype
Residential Income
Additional Details
Multifamily Units
2
Listing Agency:
Keller Williams Realty Alaska Group
(907) 390-9484
Listed By:
Ezekiel Crane
(907) 390-9484
Source:
Exprealty
Added: Apr 17
Changed: Aug 12
Last Checked: Aug 12 at 4:25AM
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 Keller Williams Realty Alaska Group
Investment Insights
Based on property information with market context.
This Anchorage duplex includes six bedrooms, three bathrooms, and an office arranged across two residential units. The interiors offer practical floor plans, comfortable bedrooms, generous living areas, and ample natural light. The property also provides outdoor space on a sizable lot, along with off-street parking for up to 6 vehicles.
Located at 2616 Mcrae Rd in Anchorage’s 99517 area, the property has access to schools, parks, shopping, dining, and Ted Stevens Anchorage International Airport. Major roads, nearby trails, and recreational areas are also identified as accessible from the property. The configuration supports residential occupancy with flexibility for owner use or rental income, subject to applicable requirements.
Located at 2616 Mcrae Rd in Anchorage’s 99517 area, the property has access to schools, parks, shopping, dining, and Ted Stevens Anchorage International Airport. Major roads, nearby trails, and recreational areas are also identified as accessible from the property. The configuration supports residential occupancy with flexibility for owner use or rental income, subject to applicable requirements.
Key Highlights
- Duplex with six bedrooms, three bathrooms, and an office
- Off‑street parking for up to 6 vehicles
- Sizable lot with outdoor space
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
$47,558
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
8.65%
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%
$951,160
$951.2K
Cap Rate 7%
$679,400
$679.4K
Cap Rate 9%
$528,422
$528.4K
Market Conditions
NOI Build-Up for 3,700 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
$91.0K $24.60/SF
− Vacancy
−$4.6K −$1.23/SF
EGI
$86.5K $23.37/SF
− OpEx
−$38.9K −$10.52/SF
NOI
$47.6K $12.85/SF
Area
Anchorage, AK
Vacancy
5.00%
Lease Rate
$24.60 /SF/Yr
Expense Ratio
45.00%
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%
$951,160
Cap Rate 7%
$679,400
Cap Rate 9%
$528,422
Alternative Uses
Best Use
Multifamily LT 5
$776.2K
$679.2K – $905.6K
NOI $54,336 @ 7.0% cap · market cap 9.88%
Second Best
Apartment 5plus
$679.4K
$594.5K – $792.6K
NOI $47,558 @ 7.0% cap · market cap 8.65%
Theoretical Best
Specialty Retail
$1.00M
$879.1K – $1.17M
NOI $70,330 @ 7.0% cap · market cap 12.79%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Demographics for 99517, AK
16,307
Population
7,718
Households
2.1
Avg Household Size
39
Median Age
40%
College-Educated
95%
High-School Grad
3.2 sq mi
ZIP Area
5,096
Density / Sq Mi
$99,307
Median Household Income
$57,466
Median Earnings
$1,364
Median Rent
$365,300
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?
Duplex - Two residential units provide flexible layouts, generous living areas, and outdoor space on a sizable Anchorage lot.
Where is this duplex located?
The property is located at 2616 Mcrae Rd Anchorage, AK.
What is the asking price?
The asking price for this property is $549,900.
What are key features of this property?
This property features: Duplex with six bedrooms, three bathrooms, and an office; Off‑street parking for up to 6 vehicles; Sizable lot with outdoor space
