Office Condo with Six Private
For Sale
$329,000
3900 Arctic Blvd # 204, Anchorage, AK 99503
Updated professional suite with reception, server/IT room, break area, and on-site parking.
Property Size1,464 SF
Price / SF$224.73
Days on Market121
Property Features for 3900 Arctic Blvd # 204
General Information
Standard status
Active
Size
1,464 SF
Property subtype
Commercial
Additional Details
HOA Fee
$1,266
Office Units
1
Building Details
Year Built
1983
Listing Agency:
PTP Management, Inc.
(907) 561-4010
Listed By:
Erik M Taylor
Source:
Seehomesinalaska
Added: May 4
Changed: Aug 31
Last Checked: Sep 1 at 7:43PM
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 PTP Management, Inc.
Investment Insights
Based on property information with market context.
This 1,464 SF office condominium offers a practical professional layout with a reception area, six private offices, conference or training flexibility, and a dedicated server/IT room. A rear administrative and storage area includes direct stairwell access, while perimeter windows provide abundant natural light. The break room is equipped with a sink, updated cabinetry, substantial counter space, and room for a full-size refrigerator. Built-in storage is distributed throughout the suite, and recent carpet tile and neutral finishes support immediate occupancy.
The property is located at 3900 Arctic Blvd # 204 in Anchorage, within a maintained office condominium featuring on-site parking. Built in 1983, the suite provides a flexible setting for legal, accounting, engineering, consulting, medical, and other professional office uses.
The property is located at 3900 Arctic Blvd # 204 in Anchorage, within a maintained office condominium featuring on-site parking. Built in 1983, the suite provides a flexible setting for legal, accounting, engineering, consulting, medical, and other professional office uses.
Key Highlights
- 1,464 SF office condominium at 3900 Arctic Blvd # 204, Anchorage, AK 99503
- Six private offices with flexibility for executive, conference, or training use
- Reception area, dedicated server/IT room, and rear administrative/storage area
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
$17,985
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
5.47%
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%
$359,700
$359.7K
Cap Rate 7%
$256,929
$256.9K
Cap Rate 9%
$199,833
$199.8K
Market Conditions
NOI Build-Up for 1,464 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
$30.7K $21.00/SF
− Vacancy
−$6.8K −$4.62/SF
EGI
$24.0K $16.38/SF
− OpEx
−$6.0K −$4.10/SF
NOI
$18.0K $12.29/SF
Area
Anchorage, AK
Vacancy
22.00%
Lease Rate
$21.00 /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%
$359,700
Cap Rate 7%
$256,929
Cap Rate 9%
$199,833
Alternative Uses
Best Use
Office B
$256.9K
$224.8K – $299.8K
NOI $17,985 @ 7.0% cap · market cap 5.47%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$397.5K
$347.9K – $463.8K
NOI $27,828 @ 7.0% cap · market cap 8.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Office units
Location Intelligence
Demographics for 99503, AK
13,550
Population
7,411
Households
1.8
Avg Household Size
36
Median Age
30%
College-Educated
91%
High-School Grad
20.7 sq mi
ZIP Area
655
Density / Sq Mi
$76,888
Median Household Income
$46,734
Median Earnings
$1,185
Median Rent
$316,700
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?
Office units - Updated professional suite with reception, server/IT room, break area, and on-site parking.
Where is this office units located?
The property is located at 3900 Arctic Blvd # 204 Anchorage, AK.
What is the asking price?
The asking price for this property is $329,000.
What are key features of this property?
This property features: 1,464 SF office condominium at 3900 Arctic Blvd # 204, Anchorage, AK 99503; Six private offices with flexibility for executive, conference, or training use; Reception area, dedicated server/IT room, and rear administrative/storage area
