Flex Space with
New
For Sale
$850,000
32775 Sterling Hwy, Sterling, AK 99672
Versatile commercial property combines offices, substantial shop space, storage, and delivery access.
Property Size5,880 SF
Price / SF$144.56
Days on Market7
Property Features for 32775 Sterling Hwy
General Information
Standard status
Active
Size
5,880 SF
Site & Location
Highway Access
Yes
Road Access
Yes
Amenities
kitchen
laundry
bathrooms
loading ramp
Building Details
Buildings
2
Building Size
5,880 SF
Listing Agency:
Century 21 Realty Solutions Freedom Branch
(907) 252-5909
Listed By:
Melissa T Daugherty · License #123713
(907) 252-5909
Source:
Exprealty
Added: Aug 24
Changed: Aug 29
Last Checked: Aug 29 at 8:33PM
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 Century 21 Realty Solutions Freedom Branch
Investment Insights
Based on property information with market context.
This flex property includes a 3,000 sq. ft. main building and a separate 2,880 sq. ft. shop, creating a combination of administrative and operational space. The main building contains two office areas, a kitchen, laundry facilities, and 2 bathrooms, with the offices also offering potential for living accommodations. The shop includes three oversized overhead doors, two man doors, two heaters, and extensive storage supported by multiple containers.
Exterior functionality includes three rear driveways, a loading ramp, and a stairway and walkway providing access to the two upper containers. The property is located on Sterling Highway in Sterling, Alaska, with direct highway exposure and access.
Exterior functionality includes three rear driveways, a loading ramp, and a stairway and walkway providing access to the two upper containers. The property is located on Sterling Highway in Sterling, Alaska, with direct highway exposure and access.
Key Highlights
- 3,000 sq. ft. main building plus 2,880 sq. ft. shop
- Shop includes three oversized overhead doors, including one automatic door
- Two 40X8 Conex containers and two 20X8 Conex containers
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
$44,159
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
5.20%
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%
$883,180
$883.2K
Cap Rate 7%
$630,843
$630.8K
Cap Rate 9%
$490,656
$490.7K
Market Conditions
NOI Build-Up for 5,880 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
$55.7K $9.48/SF
− Vacancy
−$3.8K −$0.64/SF
EGI
$52.0K $8.84/SF
− OpEx
−$7.8K −$1.33/SF
NOI
$44.2K $7.51/SF
Area
Kenai Peninsula County, AK
Vacancy
6.80%
Lease Rate
$9.48 /SF/Yr
Expense Ratio
15.00%
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%
$883,180
Cap Rate 7%
$630,843
Cap Rate 9%
$490,656
Alternative Uses
Best Use
Flex RnD
$1.45M
$1.27M – $1.69M
NOI $101,526 @ 7.0% cap · market cap 11.94%
Second Best
Office B
$1.20M
$1.05M – $1.40M
NOI $84,037 @ 7.0% cap · market cap 9.89%
Theoretical Best
Multifamily LT 5
$40.78M
$35.68M – $47.58M
NOI $2,854,670 @ 7.0% cap · market cap 335.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Demographics for 99672, AK
3,503
Population
2,670
Households
1.3
Avg Household Size
50
Median Age
27%
College-Educated
98%
High-School Grad
63.3 sq mi
ZIP Area
55
Density / Sq Mi
$99,536
Median Household Income
$59,832
Median Earnings
$1,079
Median Rent
$313,300
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Versatile commercial property combines offices, substantial shop space, storage, and delivery access.
Where is this flex space located?
The property is located at 32775 Sterling Hwy Sterling, AK.
What is the asking price?
The asking price for this property is $850,000.
What are key features of this property?
This property features: 3,000 sq. ft. main building plus 2,880 sq. ft. shop; Shop includes three oversized overhead doors, including one automatic door; Two 40X8 Conex containers and two 20X8 Conex containers
