Industrial Yard with Shop and
For Sale
$685,000
7519 N Glenn Hwy, Palmer, AK 99645
Secure industrial property includes a 40' x 70' shop, 10' x 24' office space, and gated yard with utility systems.
Property Size3,040 SF
Lot Size6.40 Acres
Price / SF$225.33
Days on Market429
Property Features for 7519 N Glenn Hwy
General Information
Standard status
Active
Size
3,040 SF
Lot size
6.40 Acres
Additional Details
Utilities to Site
Yes
Office Units
1
Listing Agency:
Real Broker Wasilla
(907) 360-7448
Listed By:
Heidi M Whitworth
(907) 982-5476
Source:
Exprealty
Added: Jul 3, 2025
Changed: Sep 3
Last Checked: Sep 4 at 11:46AM
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 Wasilla
Investment Insights
Based on property information with market context.
This secure industrial property on 6.4 acres includes a 40' x 70' shop and a 10' x 24' office space, designed to support fabrication, construction, and heavy equipment operations. The site includes a gated entry with bright lights, along with ample parking and yard space to support ongoing use and expansion. Underground electrical has been installed for future buildings, and the property also includes on-site septic and a water system.
The property is described as just outside of Palmer, with access noted as being minutes from downtown Palmer.
Additional purchase options are mentioned, including equipment fabrication/fuel systems and other company equipment and tools already onsite, and the property is available now.
The property is described as just outside of Palmer, with access noted as being minutes from downtown Palmer.
Additional purchase options are mentioned, including equipment fabrication/fuel systems and other company equipment and tools already onsite, and the property is available now.
Key Highlights
- 6.4‑acre secure commercial property just outside of Palmer, minutes from downtown Palmer
- 40' x 70' shop plus 10' x 24' office space
- Gated property with bright lights for security
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
$33,790
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
4.93%
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%
$675,800
$675.8K
Cap Rate 7%
$482,714
$482.7K
Cap Rate 9%
$375,444
$375.4K
Market Conditions
NOI Build-Up for 3,040 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
$54.7K $18.00/SF
− Vacancy
−$2.7K −$0.90/SF
EGI
$52.0K $17.10/SF
− OpEx
−$18.2K −$5.98/SF
NOI
$33.8K $11.11/SF
Area
Matanuska-Susitna County, AK
Vacancy
5.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
35.00%
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%
$675,800
Cap Rate 7%
$482,714
Cap Rate 9%
$375,444
Alternative Uses
Best Use
Flex RnD
$482.7K
$422.4K – $563.2K
NOI $33,790 @ 7.0% cap · market cap 4.93%
Second Best
Warehouse
$353.0K
$308.8K – $411.8K
NOI $24,707 @ 7.0% cap · market cap 3.61%
Theoretical Best
Multifamily LT 5
$22.47M
$19.66M – $26.22M
NOI $1,573,197 @ 7.0% cap · market cap 229.66%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Office units
Yes
Utilities to site
Location Intelligence
Demographics for 99645, AK
28,818
Population
12,021
Households
2.4
Avg Household Size
37
Median Age
31%
College-Educated
95%
High-School Grad
586.2 sq mi
ZIP Area
49
Density / Sq Mi
$97,069
Median Household Income
$51,710
Median Earnings
$1,309
Median Rent
$338,400
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Secure industrial property includes a 40' x 70' shop, 10' x 24' office space, and gated yard with utility systems.
Where is this flex space located?
The property is located at 7519 N Glenn Hwy Palmer, AK.
What is the asking price?
The asking price for this property is $685,000.
What are key features of this property?
This property features: 6.4‑acre secure commercial property just outside of Palmer, minutes from downtown Palmer; 40' x 70' shop plus 10' x 24' office space; Gated property with bright lights for security
