Building Details

Year built 1983

Listing Agency: NextHome Arctic Sun Show Phone

Listed By: Jerrie Wagner · License #RECA16459,PersonLicenseNumber Show Phone

Added: Jul 26 Changed: Aug 4 Last Checked: Aug 6 at 8:06PM

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MLS# 160852

Copyright © 2026 NextHome, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

Investment Insights

Based on property information with market context.

This freestanding saloon and restaurant property was constructed in 1983 and includes a main level with a warm, rustic interior and a full basement. The building’s basement provides storage along with utility and operational space, including a boiler and multiple utility hookups, plus a bottle chute system that routes empty bottles from the bar to a collection area below. The main level features a high-capacity pellet stove, bar equipment, coolers, a piano, televisions, local memorabilia, and areas for pool and darts. The property includes furniture, fixtures, and equipment associated with the business, with final inclusions to be identified separately.

The offering includes two lots totaling approximately two acres, with additional parking and the septic system on the second lot. One lot contains the saloon and two approximately 24-by-24-foot dry cabins that have historically been used as affordable employee housing, with additional flexibility for other uses subject to applicable approvals. A backup water tank is plumbed into the building for an alternative water source if needed. The property also includes a system of well, septic, and fuel-related infrastructure, as well as a small freestanding structure modeled after Ester’s original post office, currently used for storage.

Key Highlights

• Golden Eagle Saloon built in 1983; approximately 40‑by‑60‑foot building with main saloon and full basement for storage, utilities, and operations
• Full basement features boiler, utility sinks, employee shower, washer hookup, extensive storage, pellet storage, and a bottle chute system to a collection area
• Upper level includes high‑capacity pellet stove, full‑size pool table, dartboards, televisions, piano, bar equipment, coolers, and local memorabilia

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

$51,942

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

7.19%

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%

$1,038,840 $1.0M

Cap Rate 7%

$742,029 $742.0K

Cap Rate 9%

$577,133 $577.1K

Market Conditions

NOI Build-Up for 4,800 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

$80.1K $16.68/SF

− Vacancy

−$10.8K −$2.25/SF

EGI

$69.3K $14.43/SF

− OpEx

−$17.3K −$3.61/SF

NOI

$51.9K $10.82/SF

Area

Fairbanks North Star County, AK

Vacancy

13.50%

Lease Rate

$16.68 /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%

$1,038,840

Cap Rate 7%

$742,029

Cap Rate 9%

$577,133

Alternative Uses

Best Use

Specialty Retail

$742.0K

$649.3K – $865.7K (±1% cap)

NOI $51,942 @ 7.0% cap · market cap 7.19%

Second Best

—

—

no second resolved use

Theoretical Best

Office A

$937.7K

$820.5K – $1.09M (±1% cap)

NOI $65,641 @ 7.0% cap · market cap 9.09%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Current Use

Bars & Pubs

Lease Details

Turnkey business

Opportunity

Location Intelligence

Demographics for 99725, AK

261

Population

270

Households

1

Avg Household Size

38

Median Age

35%

College-Educated

82%

High-School Grad

4.8 sq mi

ZIP Area

54

Density / Sq Mi

$50,912

Median Household Income

$40,673

Median Earnings

$209,300

Median Home Value

Market

Vacancy Rate% for Retail in West region

7% 2020

6.3% 2021

5.5% 2022

5.3% 2023

5.5% 2024

5.8% 2025

Questions? Ask Rey

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What type of property is this? Where is this bars & pubs located? What is the asking price? Find similar properties ... What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Bar & Pub - Freestanding saloon built in 1983 with a full basement, dry cabins, and onsite parking on two lots.

Where is this bar & pub located?

The property is located at 3630 Main Street Ester, AK.

What is the asking price?

The asking price for this property is $722,500.

What are key features of this property?

This property features: Golden Eagle Saloon built in 1983; approximately 40‑by‑60‑foot building with main saloon and full basement for storage, utilities, and operations; Full basement features boiler, utility sinks, employee shower, washer hookup, extensive storage, pellet storage, and a bottle chute system to a collection area; Upper level includes high‑capacity pellet stove, full‑size pool table, dartboards, televisions, piano, bar equipment, coolers, and local memorabilia