Updated Duplex with Fenced
For Sale
$579,000
8931 Woodstock Cir, Anchorage, AK 99502
Two matching residences combine updated interiors with flexible owner-occupancy and rental arrangements.
Property Size2,720 SF
Price / SF$212.87
Days on Market20
Property Features for 8931 Woodstock Cir
General Information
Standard status
Active
Size
2,720 SF
Property subtype
Residential Income
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Listing Agency:
Keller Williams Realty Alaska Group of Wasilla
(559) 260-8841
Listed By:
Ariel Boehringer · License #190506
(559) 260-8841
Source:
Exprealty
Added: Aug 5
Changed: Aug 21
Last Checked: Aug 23 at 3:57AM
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 Keller Williams Realty Alaska Group of Wasilla
Investment Insights
Based on property information with market context.
This Anchorage duplex includes two matching residences, each with three bedrooms, two bathrooms, updated finishes, and a private fully fenced yard. The consistent layouts and interior treatments create a uniform ownership profile across both units.
One residence is currently vacant, providing an owner-occupancy option, while the other is leased through 10/31/2026. Located at 8931 Woodstock Cir in Anchorage, the property combines an existing lease with an available unit in the same duplex.
One residence is currently vacant, providing an owner-occupancy option, while the other is leased through 10/31/2026. Located at 8931 Woodstock Cir in Anchorage, the property combines an existing lease with an available unit in the same duplex.
Key Highlights
- Two‑unit duplex with matching three‑bedroom, two‑bathroom residences
- Updated interiors with matching finishes throughout
- One unit is vacant and available for owner occupancy
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
$39,944
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
6.90%
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%
$798,880
$798.9K
Cap Rate 7%
$570,629
$570.6K
Cap Rate 9%
$443,822
$443.8K
Market Conditions
NOI Build-Up for 2,720 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
$60.4K $22.20/SF
− Vacancy
−$3.3K −$1.22/SF
EGI
$57.1K $20.98/SF
− OpEx
−$17.1K −$6.29/SF
NOI
$39.9K $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%
$798,880
Cap Rate 7%
$570,629
Cap Rate 9%
$443,822
Alternative Uses
Best Use
Multifamily LT 5
$570.6K
$499.3K – $665.7K
NOI $39,944 @ 7.0% cap · market cap 6.90%
Second Best
Apartment 5plus
$499.5K
$437.0K – $582.7K
NOI $34,962 @ 7.0% cap · market cap 6.04%
Theoretical Best
Specialty Retail
$738.6K
$646.3K – $861.7K
NOI $51,702 @ 7.0% cap · market cap 8.93%
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 matching residences combine updated interiors with flexible owner-occupancy and rental arrangements.
Where is this duplex located?
The property is located at 8931 Woodstock Cir Anchorage, AK.
What is the asking price?
The asking price for this property is $579,000.
What are key features of this property?
This property features: Two‑unit duplex with matching three‑bedroom, two‑bathroom residences; Updated interiors with matching finishes throughout; One unit is vacant and available for owner occupancy
