Grocery Retail Building With
For Sale
$795,000
B-1403 Hyder St, Anchorage, AK 99501
First-floor retail space includes a walk-in cooler and shelving, plus a partially furnished 2nd-floor apartment.
Property Size3,800 SF
Price / SF$209.21
Days on Market220
Property Features for B-1403 Hyder St
General Information
Standard status
Active
Size
3,800 SF
Additional Details
Business Included
Yes
Multifamily Units
1
Taxes and HOA fees
Annual Taxes
$4,828
Building Details
Stories
2
Listing Agency:
Comer & Associates Real Estate, LLC
Listed By:
Randy Comer
(907) 440-9000
Source:
Exprealty
Added: Jan 27
Changed: Aug 27
Last Checked: Sep 4 at 1:24PM
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 Comer & Associates Real Estate, LLC
Investment Insights
Based on property information with market context.
This for-sale property includes a 1st-floor retail space with a walk-in cooler, shelving, and other retail improvements. The 2nd floor features a 4-bedroom apartment that is partially furnished, with a new stair lift installed.
The building is located at B-1403 Hyder St in Anchorage, Alaska. For showing details, contact Randy Comer at 907-440-9000.
The retail and residential components are arranged across two levels, with access between floors supported by the recently installed stair lift.
The building is located at B-1403 Hyder St in Anchorage, Alaska. For showing details, contact Randy Comer at 907-440-9000.
The retail and residential components are arranged across two levels, with access between floors supported by the recently installed stair lift.
Key Highlights
- First‑floor retail space with a walk‑in cooler and shelving
- Includes a partially furnished 2nd‑floor 4‑bedroom apartment
- New stair lift installed for access to the second floor
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
$72,230
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
9.09%
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%
$1,444,600
$1.4M
Cap Rate 7%
$1,031,857
$1.0M
Cap Rate 9%
$802,556
$802.6K
Market Conditions
NOI Build-Up for 3,800 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
$100.3K $26.40/SF
− Vacancy
−$4.0K −$1.06/SF
EGI
$96.3K $25.34/SF
− OpEx
−$24.1K −$6.34/SF
NOI
$72.2K $19.01/SF
Area
Anchorage, AK
Vacancy
4.00%
Lease Rate
$26.40 /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%
$1,444,600
Cap Rate 7%
$1,031,857
Cap Rate 9%
$802,556
Alternative Uses
Best Use
Specialty Retail
$1.03M
$902.9K – $1.20M
NOI $72,230 @ 7.0% cap · market cap 9.09%
Second Best
Retail
$914.5K
$800.2K – $1.07M
NOI $64,016 @ 7.0% cap · market cap 8.05%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Residential units
Turnkey business
Opportunity
Location Intelligence
Demographics for 99501, AK
18,590
Population
8,906
Households
2.1
Avg Household Size
38
Median Age
40%
College-Educated
92%
High-School Grad
6.7 sq mi
ZIP Area
2,775
Density / Sq Mi
$69,591
Median Household Income
$43,542
Median Earnings
$1,181
Median Rent
$378,700
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Grocery and convenience store - First-floor retail space includes a walk-in cooler and shelving, plus a partially furnished 2nd-floor apartment.
Where is this grocery and convenience store located?
The property is located at B-1403 Hyder St Anchorage, AK.
What is the asking price?
The asking price for this property is $795,000.
What are key features of this property?
This property features: First‑floor retail space with a walk‑in cooler and shelving; Includes a partially furnished 2nd‑floor 4‑bedroom apartment; New stair lift installed for access to the second floor
