Updated Duplex with Park
For Sale
$449,000
Pending
6510 Carlos Ct, Anchorage, AK 99504
Two-level income property with separate laundry appliances in both residences and a recently refreshed lower unit.
Property Size1,864 SF
Days on Market18
Property Features for 6510 Carlos Ct
General Information
Standard status
Pending
Size
1,864 SF
Property subtype
Residential Income
Additional Details
Multifamily Units
2
Amenities
washer and dryer
Listing Agency:
Real Broker Alaska
(425) 985-9071
Listed By:
Timothy L Chi
(425) 985-9071
Source:
Exprealty
Added: Aug 7
Changed: Aug 21
Last Checked: Aug 23 at 6:11AM
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.
This 1,864-square-foot duplex contains one residence above another, creating a straightforward two-unit configuration. The lower apartment has undergone recent updates, while the upper apartment is vacant. Both units include their own washer and dryer, providing dedicated laundry for each residence.
The property is located at 6510 Carlos Ct in Anchorage, at the end of the street and directly adjoining Baxter Bogs Dog Park. Its setting combines a residential environment with immediate access to the adjacent outdoor recreation area.
The property is located at 6510 Carlos Ct in Anchorage, at the end of the street and directly adjoining Baxter Bogs Dog Park. Its setting combines a residential environment with immediate access to the adjacent outdoor recreation area.
Key Highlights
- 1,864‑square‑foot duplex with one upper unit and one lower unit
- Upper unit is currently vacant
- Lower unit has been recently updated
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
$27,373
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
6.10%
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%
$547,460
$547.5K
Cap Rate 7%
$391,043
$391.0K
Cap Rate 9%
$304,144
$304.1K
Market Conditions
NOI Build-Up for 1,864 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
$41.4K $22.20/SF
− Vacancy
−$2.3K −$1.22/SF
EGI
$39.1K $20.98/SF
− OpEx
−$11.7K −$6.29/SF
NOI
$27.4K $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%
$547,460
Cap Rate 7%
$391,043
Cap Rate 9%
$304,144
Alternative Uses
Best Use
Multifamily LT 5
$391.0K
$342.2K – $456.2K
NOI $27,373 @ 7.0% cap · market cap 6.10%
Second Best
Apartment 5plus
$342.3K
$299.5K – $399.3K
NOI $23,959 @ 7.0% cap · market cap 5.34%
Theoretical Best
Specialty Retail
$506.2K
$442.9K – $590.5K
NOI $35,431 @ 7.0% cap · market cap 7.89%
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 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 - Two-level income property with separate laundry appliances in both residences and a recently refreshed lower unit.
Where is this duplex located?
The property is located at 6510 Carlos Ct Anchorage, AK.
What is the asking price?
The asking price for this property is $449,000.
What are key features of this property?
This property features: 1,864‑square‑foot duplex with one upper unit and one lower unit; Upper unit is currently vacant; Lower unit has been recently updated
