5-Unit Apartment
For Sale
$750,000
8100 Boundary Ave, Anchorage, AK 99504
Updated multifamily property with a larger owner’s residence, private yard, and separate laundry areas.
Property Size4,264 SF
Price / SF$175.89
Days on Market62
Property Features for 8100 Boundary Ave
General Information
Standard status
Active
Size
4,264 SF
Property subtype
Residential Income
Property Condition
Severity
Repairs Needed
Evidence
minimal deferred maintenance
Units
Unit Mix
1 x 3BR/2.5BA, 4 x 2BR/1BA
Multifamily Units
5
Taxes and HOA fees
Annual Taxes
$8,009
Amenities
common laundry area
Building Details
Buildings
1
Listing Agency:
RE/MAX Dynamic Properties
(907) 440-9820
Listed By:
Mary Cox · License #11792
(907) 440-9820
Source:
Exprealty
Added: Jun 23
Changed: Aug 22
Last Checked: Aug 22 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.
Located at 8100 Boundary Ave in Anchorage, this 4,264-square-foot apartment property contains five units. The larger residence offers 3 bedrooms and 2.5 bathrooms, along with a private fenced yard, storage shed, and dedicated laundry. Four additional apartments provide 2-bedroom, 1-bath layouts and share a separate laundry area.
Every unit is individually metered for electricity. Property improvements include replacement windows completed around 2015, a roof installed in 2018, and a high-efficiency boiler and water heater added in 2019. The exterior was repainted and the balcony carpeting was replaced in 2025, providing a documented record of capital improvements across the building.
Every unit is individually metered for electricity. Property improvements include replacement windows completed around 2015, a roof installed in 2018, and a high-efficiency boiler and water heater added in 2019. The exterior was repainted and the balcony carpeting was replaced in 2025, providing a documented record of capital improvements across the building.
Key Highlights
- Five‑unit apartment property totaling 4,264 square feet
- Unit mix includes one 3‑bedroom, 2.5‑bath residence and four 2‑bedroom, 1‑bath apartments
- Owner’s unit includes a private fenced yard, storage shed, and dedicated laundry
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
$54,807
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
7.31%
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%
$1,096,140
$1.1M
Cap Rate 7%
$782,957
$783.0K
Cap Rate 9%
$608,967
$609.0K
Market Conditions
NOI Build-Up for 4,264 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
$104.9K $24.60/SF
− Vacancy
−$5.2K −$1.23/SF
EGI
$99.6K $23.37/SF
− OpEx
−$44.8K −$10.52/SF
NOI
$54.8K $12.85/SF
Area
Anchorage, AK
Vacancy
5.00%
Lease Rate
$24.60 /SF/Yr
Expense Ratio
45.00%
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%
$1,096,140
Cap Rate 7%
$782,957
Cap Rate 9%
$608,967
Alternative Uses
Best Use
Apartment 5plus
$783.0K
$685.1K – $913.5K
NOI $54,807 @ 7.0% cap · market cap 7.31%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$1.16M
$1.01M – $1.35M
NOI $81,050 @ 7.0% cap · market cap 10.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
5
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
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Frequently Asked Questions
What type of property is this?
Apartment building - Updated multifamily property with a larger owner’s residence, private yard, and separate laundry areas.
Where is this apartment building located?
The property is located at 8100 Boundary Ave Anchorage, AK.
What is the asking price?
The asking price for this property is $750,000.
What are key features of this property?
This property features: Five‑unit apartment property totaling 4,264 square feet; Unit mix includes one 3‑bedroom, 2.5‑bath residence and four 2‑bedroom, 1‑bath apartments; Owner’s unit includes a private fenced yard, storage shed, and dedicated laundry
