Flex Space with High-Bay
For Sale
$2,195,000
4141 Ingra St, Anchorage, AK 99503
Steel-frame flex property combines office space, high-bay shop area, overhead doors, and a storage yard.
Property Size9,676 SF
Lot Size1.61 Acres
Price / SF$226.85
Days on Market29
Property Features for 4141 Ingra St
General Information
Standard status
Active
Size
9,676 SF
Lot size
1.61 Acres
Additional Details
Outdoor Storage
Yes
Building Details
Construction
steel frame
Listing Agency:
Jack White Commercial
(907) 563-7733
Listed By:
Brandon L Walker
Source:
Bktanchorage
Added: Aug 2
Changed: Aug 28
Last Checked: Aug 29 at 11:33AM
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 9,676 SF flex property features a steel-frame shop with dedicated office space and high-bay areas suited to truck and equipment storage or service. Five overhead doors support operational access, including four larger openings measuring up to 16'w x 13'h.
The property occupies a 70,000 SF lot at 4141 Ingra St in Anchorage’s Midtown area. Three separate yard entrances provide access to the exterior storage and laydown areas, giving the site flexibility for equipment, materials, and vehicle movement. The combination of enclosed shop space, office area, and substantial yard capacity supports a range of industrial and service-oriented operations.
The property occupies a 70,000 SF lot at 4141 Ingra St in Anchorage’s Midtown area. Three separate yard entrances provide access to the exterior storage and laydown areas, giving the site flexibility for equipment, materials, and vehicle movement. The combination of enclosed shop space, office area, and substantial yard capacity supports a range of industrial and service-oriented operations.
Key Highlights
- 9,676 SF steel‑frame flex property with office and high‑bay shop areas
- 70,000 SF lot with room for laydown and exterior storage
- Five overhead doors, including four up to 16'w x 13'h
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
$115,350
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
5.26%
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%
$2,307,000
$2.3M
Cap Rate 7%
$1,647,857
$1.6M
Cap Rate 9%
$1,281,667
$1.3M
Market Conditions
NOI Build-Up for 9,676 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
$145.1K $15.00/SF
− Vacancy
−$9.4K −$0.98/SF
EGI
$135.7K $14.03/SF
− OpEx
−$20.4K −$2.10/SF
NOI
$115.4K $11.92/SF
Area
Anchorage, AK
Vacancy
6.50%
Lease Rate
$15.00 /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%
$2,307,000
Cap Rate 7%
$1,647,857
Cap Rate 9%
$1,281,667
Alternative Uses
Best Use
Warehouse
$1.65M
$1.44M – $1.92M
NOI $115,350 @ 7.0% cap · market cap 5.26%
Second Best
Flex RnD
$1.57M
$1.37M – $1.83M
NOI $109,888 @ 7.0% cap · market cap 5.01%
Theoretical Best
Specialty Retail
$2.63M
$2.30M – $3.07M
NOI $183,921 @ 7.0% cap · market cap 8.38%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
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 Industrial in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Steel-frame flex property combines office space, high-bay shop area, overhead doors, and a storage yard.
Where is this flex space located?
The property is located at 4141 Ingra St Anchorage, AK.
What is the asking price?
The asking price for this property is $2,195,000.
What are key features of this property?
This property features: 9,676 SF steel‑frame flex property with office and high‑bay shop areas; 70,000 SF lot with room for laydown and exterior storage; Five overhead doors, including four up to 16'w x 13'h
