Fourplex with Creekside
For Sale
$698,000
Pending
7441 Glade Pl, Anchorage, AK 99518
Four two-bedroom units include private entrances, dedicated storage, coin-operated laundry, and carport parking.
Property Size3,224 SF
Days on Market22
Property Features for 7441 Glade Pl
General Information
Standard status
Pending
Size
3,224 SF
Property subtype
Residential Income
Taxes and HOA fees
Annual Taxes
$11,103
Listing Agency:
RE/MAX Dynamic Properties
(907) 227-6794
Listed By:
Elizabeth Hooper · License #14367
(907) 227-6794
Source:
Exprealty
Added: Aug 3
Changed: Aug 23
Last Checked: Aug 24 at 9:29AM
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 RE/MAX Dynamic Properties
Investment Insights
Based on property information with market context.
This fourplex contains four two-bedroom, one-bathroom units, each with a private entrance, dedicated storage, coin-operated laundry, and a carport. The 3,224-square-foot property sits on an 11, 900 SF flat lot bordering North Fork Little Campbell Creek, with open space, a separate shed, owner storage, and guest parking. A brand-new roof is scheduled for installation in September, while the seller is completing repairs; the property is otherwise offered AS-IS.
B-3 General Business Zoning is identified for the property and supports a range of commercial, retail, office, and light service uses. The address is near parks, shopping, and public transportation. The source information also cites a 6.34% potential cap rate based on projected operating performance, excluding coin-operated laundry income.
B-3 General Business Zoning is identified for the property and supports a range of commercial, retail, office, and light service uses. The address is near parks, shopping, and public transportation. The source information also cites a 6.34% potential cap rate based on projected operating performance, excluding coin-operated laundry income.
Key Highlights
- Four units, each with 2 bedrooms and 1 bathroom
- 3,224‑square‑foot property on an 11, 900 SF flat lot
- Private entrances, dedicated storage, coin‑op laundry, and carports for each unit
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
$47,345
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
6.78%
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%
$946,900
$946.9K
Cap Rate 7%
$676,357
$676.4K
Cap Rate 9%
$526,056
$526.1K
Market Conditions
NOI Build-Up for 3,224 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
$71.6K $22.20/SF
− Vacancy
−$3.9K −$1.22/SF
EGI
$67.6K $20.98/SF
− OpEx
−$20.3K −$6.29/SF
NOI
$47.3K $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%
$946,900
Cap Rate 7%
$676,357
Cap Rate 9%
$526,056
Alternative Uses
Best Use
Multifamily LT 5
$676.4K
$591.8K – $789.1K
NOI $47,345 @ 7.0% cap · market cap 6.78%
Second Best
Apartment 5plus
$592.0K
$518.0K – $690.7K
NOI $41,440 @ 7.0% cap · market cap 5.94%
Theoretical Best
Specialty Retail
$875.5K
$766.0K – $1.02M
NOI $61,282 @ 7.0% cap · market cap 8.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Demographics for 99518, AK
9,861
Population
4,568
Households
2.2
Avg Household Size
36
Median Age
32%
College-Educated
96%
High-School Grad
3.8 sq mi
ZIP Area
2,595
Density / Sq Mi
$91,077
Median Household Income
$49,761
Median Earnings
$1,661
Median Rent
$297,900
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 - Four two-bedroom units include private entrances, dedicated storage, coin-operated laundry, and carport parking.
Where is this quadplex located?
The property is located at 7441 Glade Pl Anchorage, AK.
What is the asking price?
The asking price for this property is $698,000.
What are key features of this property?
This property features: Four units, each with 2 bedrooms and 1 bathroom; 3,224‑square‑foot property on an 11, 900 SF flat lot; Private entrances, dedicated storage, coin‑op laundry, and carports for each unit
