Remodeled Chalet-Style
For Sale
$525,000
8230 Seacliff St, Anchorage, AK 99502
Two-unit residential property with a remodeled upper residence and a separate lower living space in Anchorage’s Sand Lake area.
Property Size2,077 SF
Price / SF$252.77
Days on Market12
Property Features for 8230 Seacliff St
General Information
Standard status
Active
Size
2,077 SF
Property subtype
Residential Income
Additional Details
Multifamily Units
2
Amenities
wood-burning fireplace
Building Details
Buildings
1
Construction
chalet-style
Listing Agency:
RMG Real Estate
(907) 865-8855
Listed By:
Jeremy P Tompkins · License #18246
(907) 227-6607
Source:
Exprealty
Added: Aug 26
Changed: Sep 5
Last Checked: Sep 5 at 3:26PM
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 2,077-square-foot duplex combines two separate living spaces within a chalet-style design. The remodeled upper unit features white shiplap ceilings, cedar wall finishes, exposed beams, large picture windows, a wood-burning fireplace, and a loft-style bedroom. The lower unit adds a second residential space and its own functional layout.
The property is located in Anchorage’s Sand Lake area, with access to Kincaid Park, trails, shopping, dining, and the airport. Views toward the Chugach Mountains are visible from the upper residence. Both units are included in the offering, providing a two-unit configuration for residential occupancy or rental use.
The property is located in Anchorage’s Sand Lake area, with access to Kincaid Park, trails, shopping, dining, and the airport. Views toward the Chugach Mountains are visible from the upper residence. Both units are included in the offering, providing a two-unit configuration for residential occupancy or rental use.
Key Highlights
- 2,077‑square‑foot duplex with upper and lower living spaces
- Remodeled upper unit with shiplap ceilings, cedar walls, and exposed beams
- Upper residence includes a wood‑burning fireplace and loft‑style bedroom
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
$30,501
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
5.81%
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%
$610,020
$610.0K
Cap Rate 7%
$435,729
$435.7K
Cap Rate 9%
$338,900
$338.9K
Market Conditions
NOI Build-Up for 2,077 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
$46.1K $22.20/SF
− Vacancy
−$2.5K −$1.22/SF
EGI
$43.6K $20.98/SF
− OpEx
−$13.1K −$6.29/SF
NOI
$30.5K $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%
$610,020
Cap Rate 7%
$435,729
Cap Rate 9%
$338,900
Alternative Uses
Best Use
Multifamily LT 5
$435.7K
$381.3K – $508.4K
NOI $30,501 @ 7.0% cap · market cap 5.81%
Second Best
Apartment 5plus
$381.4K
$333.7K – $445.0K
NOI $26,697 @ 7.0% cap · market cap 5.09%
Theoretical Best
Specialty Retail
$564.0K
$493.5K – $658.0K
NOI $39,480 @ 7.0% cap · market cap 7.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
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-unit residential property with a remodeled upper residence and a separate lower living space in Anchorage’s Sand Lake area.
Where is this duplex located?
The property is located at 8230 Seacliff St Anchorage, AK.
What is the asking price?
The asking price for this property is $525,000.
What are key features of this property?
This property features: 2,077‑square‑foot duplex with upper and lower living spaces; Remodeled upper unit with shiplap ceilings, cedar walls, and exposed beams; Upper residence includes a wood‑burning fireplace and loft‑style bedroom
