Flex Warehouse with
For Sale
$6,250,000
8103 Old Seward Highway, Anchorage, AK 99518
Two-building industrial property includes showroom, warehouse, office space and a single-story storefront.
Property Size29,175 SF
Price / SF$214.22
Days on Market457
Property Features for 8103 Old Seward Highway
General Information
Standard status
Active
Size
29,175 SF
Property subtype
General Commercial
Amenities
3
Building Details
Year Built
2016
Listing Agency:
RE/MAX Dynamic Properties
(907) 350-6446
Listed By:
Ralph Matukonis · License #6720
(907) 350-6446
Source:
Xome
Added: May 13, 2025
Changed: Aug 7
Last Checked: Aug 11 at 4:49AM
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.
The main building totals 24,135 square feet and is configured with showroom, warehouse, and office areas. A second building provides 5,035 square feet of single-story storefront space.
The property sits on a 33,600 square foot lot for the main building and a 17,640 square foot lot for the storefront building. Combined, the two lots total 25,000+ square feet and offer 250 linear feet of frontage on Old Seward Hwy. The combined property is zoned B-3.
This setup supports multiple uses within a single site, with dedicated showroom and office space paired with warehouse operations and a separate storefront building.
The property sits on a 33,600 square foot lot for the main building and a 17,640 square foot lot for the storefront building. Combined, the two lots total 25,000+ square feet and offer 250 linear feet of frontage on Old Seward Hwy. The combined property is zoned B-3.
This setup supports multiple uses within a single site, with dedicated showroom and office space paired with warehouse operations and a separate storefront building.
Key Highlights
- Two‑building industrial property with 24,135 SF main building plus 5,035 SF second building
- Main building configured as showroom, warehouse, and office space
- Second building is a single‑story storefront
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
$491,488
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
7.86%
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%
$9,829,760
$9.8M
Cap Rate 7%
$7,021,257
$7.0M
Cap Rate 9%
$5,460,978
$5.5M
Market Conditions
NOI Build-Up for 29,175 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
$735.2K $25.20/SF
− Vacancy
−$33.1K −$1.13/SF
EGI
$702.1K $24.07/SF
− OpEx
−$210.6K −$7.22/SF
NOI
$491.5K $16.85/SF
Area
Anchorage, AK
Vacancy
4.50%
Lease Rate
$25.20 /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%
$9,829,760
Cap Rate 7%
$7,021,257
Cap Rate 9%
$5,460,978
Alternative Uses
Best Use
Retail
$7.02M
$6.14M – $8.19M
NOI $491,488 @ 7.0% cap · market cap 7.86%
Second Best
Warehouse
$4.97M
$4.35M – $5.80M
NOI $347,802 @ 7.0% cap · market cap 5.56%
Theoretical Best
Specialty Retail
$7.92M
$6.93M – $9.24M
NOI $554,558 @ 7.0% cap · market cap 8.87%
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 Industrial 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?
Flex space - Two-building industrial property includes showroom, warehouse, office space and a single-story storefront.
Where is this flex space located?
The property is located at 8103 Old Seward Highway Anchorage, AK.
What is the asking price?
The asking price for this property is $6,250,000.
What are key features of this property?
This property features: Two‑building industrial property with 24,135 SF main building plus 5,035 SF second building; Main building configured as showroom, warehouse, and office space; Second building is a single‑story storefront
