Six-Unit Office and Restaurant
For Sale
$2,999,950
850 S Roberts St, Wasilla, AK
Six separately metered units combine professional offices, restaurant space, and a vet clinic with private accessible bathrooms.
Property Size8,774 SF
Price / SF$341.91
Days on Market210
Property Features for 850 S Roberts St
General Information
Standard status
Active
Size
8,774 SF
Occupancy
100%
Additional Details
Traffic Count
19,000 vehicles/day
Office Units
6
Taxes and HOA fees
Annual Taxes
$21,446
Building Details
Tenancy
Multi
Listing Agency:
RE/MAX Dynamic Properties - Eagle River Branch
(907) 694-4200
Listed By:
Scott Myers · License #2005041645
(907) 280-8010
Source:
Exprealty
Added: Feb 6
Changed: Sep 4
Last Checked: Sep 4 at 7:58AM
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 - Eagle River Branch
Investment Insights
Based on property information with market context.
This six-unit professional building in Wasilla includes a mix of restaurant, office spaces, and a vet clinic. The property is fully leased with long-term anchor tenants. Each unit has a private handicapped accessible bathroom, and most units include a kitchenette. All units are separately metered for gas and electric.
The building is located on a flat, paved lot with ample parking. Public remarks also note strong street-level exposure, with over 19,000 vehicles passing per day.
The offering is for the real property only; no personal property conveys. Please do not disturb tenants.
The building is located on a flat, paved lot with ample parking. Public remarks also note strong street-level exposure, with over 19,000 vehicles passing per day.
The offering is for the real property only; no personal property conveys. Please do not disturb tenants.
Key Highlights
- Six‑unit professional office building in the heart of Wasilla, offering a mix of office spaces, restaurant space, and a vet clinic
- Fully leased with long‑term anchor tenants (DO NOT DISTURB TENANTS); no personal property conveys
- All units are separately metered for gas and electric
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
$122,239
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
4.07%
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%
$2,444,780
$2.4M
Cap Rate 7%
$1,746,271
$1.7M
Cap Rate 9%
$1,358,211
$1.4M
Market Conditions
NOI Build-Up for 8,774 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
$210.6K $24.00/SF
− Vacancy
−$47.6K −$5.42/SF
EGI
$163.0K $18.58/SF
− OpEx
−$40.7K −$4.64/SF
NOI
$122.2K $13.93/SF
Area
Matanuska-Susitna County, AK
Vacancy
22.60%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
25.00%
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%
$2,444,780
Cap Rate 7%
$1,746,271
Cap Rate 9%
$1,358,211
Alternative Uses
Best Use
Office B
$1.75M
$1.53M – $2.04M
NOI $122,239 @ 7.0% cap · market cap 4.07%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$64.86M
$56.76M – $75.68M
NOI $4,540,537 @ 7.0% cap · market cap 151.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
6
Office units
19,000 VPD
Traffic count
100%
Occupancy
Multi-tenant
Tenancy
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Six separately metered units combine professional offices, restaurant space, and a vet clinic with private accessible bathrooms.
Where is this office building located?
The property is located at 850 S Roberts St Wasilla, AK.
What is the asking price?
The asking price for this property is $2,999,950.
What are key features of this property?
This property features: Six‑unit professional office building in the heart of Wasilla, offering a mix of office spaces, restaurant space, and a vet clinic; Fully leased with long‑term anchor tenants (DO NOT DISTURB TENANTS); no personal property conveys; All units are separately metered for gas and electric
