Quadplex With Mixed Unit
For Sale
$675,000
8500 Golden St, Anchorage, AK 99502
Includes one three-bedroom residence and three two-bedroom residences, plus shared laundry facilities.
Property Size3,884 SF
Lot Size0.23 Acres
Price / SF$173.79
Days on Market33
Property Features for 8500 Golden St
General Information
Standard status
Active
Size
3,884 SF
Lot size
0.23 Acres
Property subtype
Multi-Family
Occupancy
75%
Units
Unit Mix
1 x 3BR/1BA, 3 x 2BR/1BA
Multifamily Units
4
Amenities
shared laundry room
Building Details
Year Built
1976
Buildings
1
Listing Agency:
RE/MAX Dynamic Properties
(907) 227-6794
Listed By:
Elizabeth Hooper · License #14367
Source:
Kristancole
Added: Jul 29
Changed: Aug 30
Last Checked: Aug 25 at 4:58AM
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
Investment Insights
Based on property information with market context.
This 3,884-square-foot quadplex, built in 1976, includes four one-bath units: one 3-bedroom residence and three 2-bedroom residences. The property occupies a 10,136-square-foot lot and includes a shared laundry room configured for two washers and two dryers. Recent improvements include a roof replacement completed in 2025, a heating system installed in 2022, an updated exterior paint finish, and two rebuilt upstairs decks. New gutters are scheduled for installation.
The property is located at 8500 Golden St in Anchorage’s Sand Lake area, with Jewel Lake Park, Kincaid Park, the airport, schools, and shopping identified nearby. Three units are occupied, while unit 3 is vacant. Units 1, 2, and 4 are identified with existing rents, and the property includes a mix of long-term and current tenancy.
The property is located at 8500 Golden St in Anchorage’s Sand Lake area, with Jewel Lake Park, Kincaid Park, the airport, schools, and shopping identified nearby. Three units are occupied, while unit 3 is vacant. Units 1, 2, and 4 are identified with existing rents, and the property includes a mix of long-term and current tenancy.
Key Highlights
- Four‑unit quadplex with one 3‑bedroom/1‑bath unit and three 2‑bedroom/1‑bath units
- 3,884 SF building on a 10,136 SF lot
- New roof completed in 2025 and heating system installed in 2022
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
$57,038
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
8.45%
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%
$1,140,760
$1.1M
Cap Rate 7%
$814,829
$814.8K
Cap Rate 9%
$633,756
$633.8K
Market Conditions
NOI Build-Up for 3,884 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
$86.2K $22.20/SF
− Vacancy
−$4.7K −$1.22/SF
EGI
$81.5K $20.98/SF
− OpEx
−$24.4K −$6.29/SF
NOI
$57.0K $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%
$1,140,760
Cap Rate 7%
$814,829
Cap Rate 9%
$633,756
Alternative Uses
Best Use
Multifamily LT 5
$814.8K
$713.0K – $950.6K
NOI $57,038 @ 7.0% cap · market cap 8.45%
Second Best
Apartment 5plus
$713.2K
$624.0K – $832.1K
NOI $49,923 @ 7.0% cap · market cap 7.40%
Theoretical Best
Specialty Retail
$1.05M
$922.8K – $1.23M
NOI $73,827 @ 7.0% cap · market cap 10.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
75%
Occupancy
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?
Quadplex - Includes one three-bedroom residence and three two-bedroom residences, plus shared laundry facilities.
Where is this quadplex located?
The property is located at 8500 Golden St Anchorage, AK.
What is the asking price?
The asking price for this property is $675,000.
What are key features of this property?
This property features: Four‑unit quadplex with one 3‑bedroom/1‑bath unit and three 2‑bedroom/1‑bath units; 3,884 SF building on a 10,136 SF lot; New roof completed in 2025 and heating system installed in 2022
