Palmer-Wasilla Highway Mixed-Use
For Sale
Contact for pricing
3161 E Palmer-Wasilla Hwy, Wasilla, AK 99654
13,800 SF mixed-use building on Palmer-Wasilla Highway for sale.
Property Size13,800 SF
Lot Size1.57 Acres
Price / SF$170.29
Days on Market882
Property Features for 3161 E Palmer-Wasilla Hwy
General Information
Standard status
Active
Size
13,800 SF
Lot size
1.57 Acres
Property subtype
Mixed Use
Zoning
UNZ - Not Zoned-all MSB but Palmer/Wasilla/Houston
Occupancy
100%
Investment Type
Owner/User
Net Operating Income
$195,533
Building Details
Year Built
1975
Buildings
1
Stories
1
Units
6
Tenancy
Multi
Listing Agency:
Spire Commercial Real Estate
Listed By:
Ryan Schwalbe · License #AK 194501
(907) 230-1523
Source:
Crexi
Added: Apr 12, 2024
Changed: Aug 31
Last Checked: Sep 9 at 7:34AM
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 Spire Commercial Real Estate
Investment Insights
Based on property information with market context.
The Regan Building, located at 3161 E. Palmer-Wasilla Highway in Alaska, is available for sale. This 13,800 square foot building is situated on a 68,448 square foot lot. The property benefits from its location on the busy Palmer-Wasilla thoroughfare, providing easy access to both Palmer and Wasilla. The building features a roster of tenants, with approximately 5,500 square feet available. The property is suitable for an owner-occupant or an investor. The property is located outside Wasilla city limits.
Key Highlights
- Large 13,800sf building on a 68,448sf lot.
- Located on the busy Palmer‑Wasilla Highway, offering easy access to both communities.
- ~5,500sf available for owner‑occupancy.
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
$112,618
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
4.79%
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%
$2,252,360
$2.3M
Cap Rate 7%
$1,608,829
$1.6M
Cap Rate 9%
$1,251,311
$1.3M
Market Conditions
NOI Build-Up for 13,800 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
$193.8K $14.04/SF
− Vacancy
−$13.6K −$0.98/SF
EGI
$180.2K $13.06/SF
− OpEx
−$67.6K −$4.90/SF
NOI
$112.6K $8.16/SF
Area
Matanuska-Susitna County, AK
Vacancy
7.00%
Lease Rate
$14.04 /SF/Yr
Expense Ratio
37.50%
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%
$2,252,360
Cap Rate 7%
$1,608,829
Cap Rate 9%
$1,251,311
Alternative Uses
Best Use
Mixed Use
$1.61M
$1.41M – $1.88M
NOI $112,618 @ 7.0% cap · market cap 4.79%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$102.02M
$89.27M – $119.02M
NOI $7,141,488 @ 7.0% cap · market cap 303.89%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Demographics for 99654, AK
40,726
Population
17,006
Households
2.4
Avg Household Size
35
Median Age
24%
College-Educated
95%
High-School Grad
113.6 sq mi
ZIP Area
359
Density / Sq Mi
$93,739
Median Household Income
$53,748
Median Earnings
$1,233
Median Rent
$342,200
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - 13,800 SF mixed-use building on Palmer-Wasilla Highway for sale.
Where is this mixed-use property located?
The property is located at 3161 E Palmer-Wasilla Hwy Wasilla, AK.
What is the asking price?
The asking price for this property is $2,350,000.
What are key features of this property?
This property features: Large 13,800sf building on a 68,448sf lot.; Located on the busy Palmer‑Wasilla Highway, offering easy access to both communities.; ~5,500sf available for owner‑occupancy.
