Side-by-Side
For Sale
$929,000
445 Idaho St, Anchorage, AK 99504
Recently constructed two-unit property with both residences leased.
Property Size4,090 SF
Price / SF$227.14
Days on Market41
Property Features for 445 Idaho St
General Information
Standard status
Active
Size
4,090 SF
Property subtype
Multi-Family
Occupancy
100%
Additional Details
Gross Income
$80,400
Multifamily Units
2
Building Details
Year Built
2025
Listing Agency:
Globe Real Estate, LLC
(907) 727-2150
Listed By:
Kevin Elfrink · License #12377
Source:
Sellingalaskaco
Added: Jul 21
Changed: Aug 29
Last Checked: Aug 25 at 5:26AM
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 Globe Real Estate, LLC
Investment Insights
Based on property information with market context.
This side-by-side duplex contains two residential units within a 4,090-square-foot property built in 2025. The offering includes both 445 Idaho St and 447 Idaho St, providing separately addressed residences in one asset.
Both units are currently leased, with Unit 445 and Unit 447 occupied under separate leases. The property is located in Anchorage, Alaska, and presents a straightforward duplex configuration for residential income ownership.
Both units are currently leased, with Unit 445 and Unit 447 occupied under separate leases. The property is located in Anchorage, Alaska, and presents a straightforward duplex configuration for residential income ownership.
Key Highlights
- Side‑by‑side duplex with two residential units
- 4,090 square feet of total property size
- Built in 2025
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
$60,063
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
6.47%
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%
$1,201,260
$1.2M
Cap Rate 7%
$858,043
$858.0K
Cap Rate 9%
$667,367
$667.4K
Market Conditions
NOI Build-Up for 4,090 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
$90.8K $22.20/SF
− Vacancy
−$5.0K −$1.22/SF
EGI
$85.8K $20.98/SF
− OpEx
−$25.7K −$6.29/SF
NOI
$60.1K $14.69/SF
Area
Anchorage, AK
Vacancy
5.50%
Lease Rate
$22.20 /SF/Yr
Expense Ratio
30.00%
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%
$1,201,260
Cap Rate 7%
$858,043
Cap Rate 9%
$667,367
Alternative Uses
Best Use
Multifamily LT 5
$858.0K
$750.8K – $1.00M
NOI $60,063 @ 7.0% cap · market cap 6.47%
Second Best
Apartment 5plus
$751.0K
$657.1K – $876.2K
NOI $52,571 @ 7.0% cap · market cap 5.66%
Theoretical Best
Specialty Retail
$1.11M
$971.8K – $1.30M
NOI $77,743 @ 7.0% cap · market cap 8.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
100%
Occupancy
Location Intelligence
Demographics for 99504, AK
42,375
Population
17,720
Households
2.4
Avg Household Size
34
Median Age
31%
College-Educated
91%
High-School Grad
36.8 sq mi
ZIP Area
1,151
Density / Sq Mi
$83,338
Median Household Income
$46,883
Median Earnings
$1,529
Median Rent
$309,200
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Recently constructed two-unit property with both residences leased.
Where is this duplex located?
The property is located at 445 Idaho St Anchorage, AK.
What is the asking price?
The asking price for this property is $929,000.
What are key features of this property?
This property features: Side‑by‑side duplex with two residential units; 4,090 square feet of total property size; Built in 2025
