Four-Unit Quadplex with 3-Bed
For Sale
$844,900
Pending
510 San Juan Circle, Anchorage, AK 99504
MULTI_FAMILY - Anchorage, AK
Property Size4,500 SF
Lot Size0.22 Acres
Days on Market62
Property Features for 510 San Juan Circle
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R3 - Multiple Family Resi
Bedrooms
12
Bathrooms
8
Full bathrooms
8
Rooms
Bedroom 3, Bedroom 8, Bathroom 7, Bathroom 3, Bathroom 2, Bedroom 5, Bathroom 8, Bedroom 9, Bedroom 12, Bathroom 4, Bedroom 1, Bedroom 2, Bedroom 4, Bathroom 5, Bathroom 1, Bedroom 10, Bedroom 6, Bedroom 11, Bedroom 7, Bathroom 6
Elementary school
Ptarmigan
Middle school
Clark
High school
Bartlett
Directions
Boniface heading towards base; Right on 6th; Left on San Juan, back of cul-de-sac on the lef
Subdivision
1A - Anchorage Municipality
Standard status
Pending
APN
0063917200001
Size
4,500 SF
Lot size
0.22 Acres
Taxes and HOA fees
Tax Description
Mountain Dale L7 B5
Legal Description
Mountain Dale L7 B5
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas, Baseboard
Water source
Public
Building Details
Year built
1986
Number of units
4
Roof type
Shingle
Listing Agency:
EXP Realty, LLC
(907) 519-0095
Listed By:
Jeduthun C Carpenter · License #170537
(817) 296-4757
Added: Jun 11
Changed: Aug 4
Last Checked: Aug 11 at 11:06PM
MLS# 26-6932
Copyright © 2026 Alaska Multiple Listing Service. 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.
510 San Juan Circle is a four-unit quadplex built in 1986, offering four spacious 3-bedroom, 2-bath units. The property is zoned R3 - Multiple Family Resi and contains approximately 4,500 square feet of residential space on a 0.22-acre lot.
Heating is provided by natural gas baseboard, with a shingle roof. Water is supplied by public water and sewer service is provided by the public sewer system. The home’s location is described as just down the street from the base & used district, supporting on-site rental demand.
This quadplex configuration is well suited for investors seeking a smaller, multi-unit residential portfolio, or landlords looking for multiple separate units within a single property.
Heating is provided by natural gas baseboard, with a shingle roof. Water is supplied by public water and sewer service is provided by the public sewer system. The home’s location is described as just down the street from the base & used district, supporting on-site rental demand.
This quadplex configuration is well suited for investors seeking a smaller, multi-unit residential portfolio, or landlords looking for multiple separate units within a single property.
Key Highlights
- Four 3‑bedroom, 2‑bath units in one quadplex
- 0.22‑acre lot with approximately 4,500 SF total
- Zoned R3 - Multiple Family Resi
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
$66,084
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
7.82%
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%
$1,321,680
$1.3M
Cap Rate 7%
$944,057
$944.1K
Cap Rate 9%
$734,267
$734.3K
Market Conditions
NOI Build-Up for 4,500 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
$99.9K $22.20/SF
− Vacancy
−$5.5K −$1.22/SF
EGI
$94.4K $20.98/SF
− OpEx
−$28.3K −$6.29/SF
NOI
$66.1K $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%
$1,321,680
Cap Rate 7%
$944,057
Cap Rate 9%
$734,267
Alternative Uses
Best Use
Multifamily LT 5
$944.1K
$826.1K – $1.10M
NOI $66,084 @ 7.0% cap · market cap 7.82%
Second Best
Apartment 5plus
$826.3K
$723.0K – $964.0K
NOI $57,841 @ 7.0% cap · market cap 6.85%
Theoretical Best
Specialty Retail
$1.22M
$1.07M – $1.43M
NOI $85,536 @ 7.0% cap · market cap 10.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
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?
Quadplex - R3 zoned four-unit quadplex with natural gas baseboard heat, public water, and public sewer.
Where is this quadplex located?
The property is located at 510 San Juan Circle Anchorage, AK.
What is the asking price?
The asking price for this property is $844,900.
What are key features of this property?
This property features: Four 3‑bedroom, 2‑bath units in one quadplex; 0.22‑acre lot with approximately 4,500 SF total; Zoned R3 - Multiple Family Resi
