Duplex with Furnished Rental
For Sale
$649,900
6900 Royal Ct, Anchorage, AK 99502
Two separate residences offer flexible owner-occupancy and rental or short-term use options.
Property Size2,610 SF
Price / SF$249
Days on Market14
Property Features for 6900 Royal Ct
General Information
Standard status
Active
Size
2,610 SF
Property subtype
Multi-Family
Site & Location
Highway Access
Yes
Road Access
Yes
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Amenities
garage
carport
RV parking
fenced yard
greenbelt/trail access
energy-rated windows
washer & dryer
deck
Building Details
Year Built
1973
Buildings
1
Listing Agency:
RMG Real Estate
(907) 223-3595
Listed By:
Ralphie Morel · License #148277
Source:
Kristancole
Added: Aug 17
Changed: Aug 28
Last Checked: Aug 29 at 11:45AM
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 RMG Real Estate
Investment Insights
Based on property information with market context.
This 1973 duplex contains two independent three-bedroom, two-bath residences, each with its own washer and dryer and dedicated water heater. The upper unit includes furnishings, while furnishings are also available for the lower residence. The lower unit previously operated as a furnished Airbnb, and the layout supports living in one unit while using the other for rental or short-term occupancy.
The property sits at 6900 Royal Ct in Anchorage, Alaska, with access to Walter Hickel Pkwy, Dimond Blvd, Ted Stevens Airport, Downtown, schools, parks, and trails. Gladys Wood Elementary is approximately 0.3 mi away, Sand Lake Japanese Immersion School is approximately 0.8 mi away, Dimond High School is approximately 1.8 mi away, Mears Middle School is approximately 3.9 mi away, and the airport is approximately 2.7 mi away.
Parking and outdoor improvements include an oversized 2-car garage with built-in storage, a 1-car carport, RV parking, and a driveway accommodating 8+ vehicles. The fenced backyard borders a greenbelt and trail, with access from the upper deck and through the garage. Five-Star energy-rated windows are also included.
The property sits at 6900 Royal Ct in Anchorage, Alaska, with access to Walter Hickel Pkwy, Dimond Blvd, Ted Stevens Airport, Downtown, schools, parks, and trails. Gladys Wood Elementary is approximately 0.3 mi away, Sand Lake Japanese Immersion School is approximately 0.8 mi away, Dimond High School is approximately 1.8 mi away, Mears Middle School is approximately 3.9 mi away, and the airport is approximately 2.7 mi away.
Parking and outdoor improvements include an oversized 2-car garage with built-in storage, a 1-car carport, RV parking, and a driveway accommodating 8+ vehicles. The fenced backyard borders a greenbelt and trail, with access from the upper deck and through the garage. Five-Star energy-rated windows are also included.
Key Highlights
- Two‑unit layout with 3BR/2BA residences upstairs and downstairs
- Downstairs unit previously operated as a furnished Airbnb
- Oversized 2‑car garage, 1‑car carport, RV parking, and driveway for 8+ vehicles
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
$38,329
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
5.90%
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%
$766,580
$766.6K
Cap Rate 7%
$547,557
$547.6K
Cap Rate 9%
$425,878
$425.9K
Market Conditions
NOI Build-Up for 2,610 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
$57.9K $22.20/SF
− Vacancy
−$3.2K −$1.22/SF
EGI
$54.8K $20.98/SF
− OpEx
−$16.4K −$6.29/SF
NOI
$38.3K $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%
$766,580
Cap Rate 7%
$547,557
Cap Rate 9%
$425,878
Alternative Uses
Best Use
Multifamily LT 5
$547.6K
$479.1K – $638.8K
NOI $38,329 @ 7.0% cap · market cap 5.90%
Second Best
Apartment 5plus
$479.3K
$419.4K – $559.1K
NOI $33,548 @ 7.0% cap · market cap 5.16%
Theoretical Best
Specialty Retail
$708.7K
$620.1K – $826.9K
NOI $49,611 @ 7.0% cap · market cap 7.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Yes
Paved road access
Location Intelligence
Demographics for 99502, AK
24,183
Population
9,931
Households
2.4
Avg Household Size
37
Median Age
37%
College-Educated
96%
High-School Grad
17.6 sq mi
ZIP Area
1,374
Density / Sq Mi
$118,494
Median Household Income
$56,190
Median Earnings
$1,661
Median Rent
$408,000
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 - Two separate residences offer flexible owner-occupancy and rental or short-term use options.
Where is this duplex located?
The property is located at 6900 Royal Ct Anchorage, AK.
What is the asking price?
The asking price for this property is $649,900.
What are key features of this property?
This property features: Two‑unit layout with 3BR/2BA residences upstairs and downstairs; Downstairs unit previously operated as a furnished Airbnb; Oversized 2‑car garage, 1‑car carport, RV parking, and driveway for 8+ vehicles
