Ranch-Style Assisted Living
For Sale
$1,200,000
Pending
2634 Carroll Pl, Anchorage, AK 99508
Three-unit configuration includes ADA-compliant improvements and an operational sprinkler system for assisted living operations.
Property Size5,387 SF
Days on Market42
Property Features for 2634 Carroll Pl
General Information
Standard status
Pending
Size
5,387 SF
Property subtype
Residential Income
Additional Details
Gross Income
$134,400
Sprinkler System
Yes
Building Details
Construction
Ranch style
Tenancy
Multi
Listing Agency:
Jack White Commercial
(907) 748-4793
Listed By:
Manny Rodriguez
(907) 748-4793
Source:
Exprealty
Added: Jun 26
Changed: Aug 2
Last Checked: Aug 2 at 4:39AM
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.
This 5,387-square-foot ranch-style property contains three units that have been converted for assisted living use. The real estate is leased to assisted living operators, providing an established operating configuration without including personal property or business assets in the offering. ADA-compliant improvements are in place, along with an operational sprinkler system and features required by Anchorage for assisted living use.
Key Highlights
- 5,387‑square‑foot assisted living property
- Three‑unit ranch‑style configuration converted for assisted living use
- Leased to assisted living operators
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
$79,110
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
6.59%
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%
$1,582,200
$1.6M
Cap Rate 7%
$1,130,143
$1.1M
Cap Rate 9%
$879,000
$879.0K
Market Conditions
NOI Build-Up for 5,387 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
$119.6K $22.20/SF
− Vacancy
−$6.6K −$1.22/SF
EGI
$113.0K $20.98/SF
− OpEx
−$33.9K −$6.29/SF
NOI
$79.1K $14.69/SF
Area
Anchorage, AK
Vacancy
5.50%
Lease Rate
$22.20 /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%
$1,582,200
Cap Rate 7%
$1,130,143
Cap Rate 9%
$879,000
Alternative Uses
Best Use
Multifamily LT 5
$1.13M
$988.9K – $1.32M
NOI $79,110 @ 7.0% cap · market cap 6.59%
Second Best
Apartment 5plus
$989.2K
$865.5K – $1.15M
NOI $69,242 @ 7.0% cap · market cap 5.77%
Theoretical Best
Specialty Retail
$1.46M
$1.28M – $1.71M
NOI $102,396 @ 7.0% cap · market cap 8.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Sprinkler system
Location Intelligence
Demographics for 99508, AK
34,394
Population
14,219
Households
2.4
Avg Household Size
34
Median Age
28%
College-Educated
91%
High-School Grad
7.1 sq mi
ZIP Area
4,844
Density / Sq Mi
$72,751
Median Household Income
$40,937
Median Earnings
$1,353
Median Rent
$309,400
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Assisted living facility - Three-unit configuration includes ADA-compliant improvements and an operational sprinkler system for assisted living operations.
Where is this assisted living facility located?
The property is located at 2634 Carroll Pl Anchorage, AK.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: 5,387‑square‑foot assisted living property; Three‑unit ranch‑style configuration converted for assisted living use; Leased to assisted living operators
