Updated Duplex with Mountain
For Sale
$682,000
Pending
460 Vista Glen Ct, Anchorage, AK 99501
Renovated kitchens, baths, windows, and core building systems create a substantially refreshed residential income property.
Property Size2,400 SF
Days on Market78
Property Features for 460 Vista Glen Ct
General Information
Standard status
Pending
Size
2,400 SF
Total Parking Spaces
2
Property subtype
Multi-Family
Additional Details
Multifamily Units
2
Amenities
city & mountain views
deck
Building Details
Year Built
1961
Buildings
1
Listing Agency:
Real Broker Alaska
(907) 529-2289
Listed By:
Kevin B Cross · License #17358
Source:
Viewanchoragehouses
Added: Jun 14
Changed: Aug 29
Last Checked: Aug 25 at 8:03AM
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 Real Broker Alaska
Investment Insights
Based on property information with market context.
Built in 1961, this duplex has undergone extensive improvements since 2016. The work includes refreshed kitchens and bathrooms, contemporary flooring, new paint, newer windows, a newer roof, an updated boiler, a replacement deck, and newer appliances. The property is south-facing and includes a detached double garage.
Located in downtown Anchorage, the duplex offers views toward the city and surrounding mountains. Its two-unit configuration, upgraded interiors, and collection of major property improvements provide a clearly defined residential income asset with both updated living spaces and useful detached storage or parking capacity.
Located in downtown Anchorage, the duplex offers views toward the city and surrounding mountains. Its two-unit configuration, upgraded interiors, and collection of major property improvements provide a clearly defined residential income asset with both updated living spaces and useful detached storage or parking capacity.
Key Highlights
- Duplex built in 1961
- Extensively improved since 2016
- Updated kitchens and bathrooms with modern flooring and fresh paint
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
$35,245
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
5.17%
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%
$704,900
$704.9K
Cap Rate 7%
$503,500
$503.5K
Cap Rate 9%
$391,611
$391.6K
Market Conditions
NOI Build-Up for 2,400 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
$53.3K $22.20/SF
− Vacancy
−$2.9K −$1.22/SF
EGI
$50.3K $20.98/SF
− OpEx
−$15.1K −$6.29/SF
NOI
$35.2K $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%
$704,900
Cap Rate 7%
$503,500
Cap Rate 9%
$391,611
Alternative Uses
Best Use
Multifamily LT 5
$503.5K
$440.6K – $587.4K
NOI $35,245 @ 7.0% cap · market cap 5.17%
Second Best
Apartment 5plus
$440.7K
$385.6K – $514.1K
NOI $30,848 @ 7.0% cap · market cap 4.52%
Theoretical Best
Specialty Retail
$651.7K
$570.2K – $760.3K
NOI $45,619 @ 7.0% cap · market cap 6.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Demographics for 99501, AK
18,590
Population
8,906
Households
2.1
Avg Household Size
38
Median Age
40%
College-Educated
92%
High-School Grad
6.7 sq mi
ZIP Area
2,775
Density / Sq Mi
$69,591
Median Household Income
$43,542
Median Earnings
$1,181
Median Rent
$378,700
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Renovated kitchens, baths, windows, and core building systems create a substantially refreshed residential income property.
Where is this duplex located?
The property is located at 460 Vista Glen Ct Anchorage, AK.
What is the asking price?
The asking price for this property is $682,000.
What are key features of this property?
This property features: Duplex built in 1961; Extensively improved since 2016; Updated kitchens and bathrooms with modern flooring and fresh paint
