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Property profile & analytics
OFF-MARKET
Estimated value
$720,000
Individual retail properties
12401 Gander St Anchorage, AK 99516-2711
Entity Owned
6-yr Hold
Free & Clear
Property ID
US02-0034497
Property profile
Verified
Property type
Individual retail properties
Use group
GYM, HEALTH SPA
Year built
1987
Construction
STEEL FRAME
Total area
20,880 SF
Lot
1.92 ac (83,635 SF)
Zoning code
PLISL PUB LND & INSTITUTE
APN
017-461-19-000
UPID
US02-0034497
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$720k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$630k
Blend (final)
Blend
$720k
Owner & transaction history
Knothole LLC · 6 yrs held
Knothole LLC
since 2019
7 recorded transactions
Zoning & alternative use
PLISL PUB LND & INSTITUTE · Anchorage, AK
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Anchorage submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Anchorage submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
$720,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
GYM, HEALTH SPA
$990,000
Current use
Blend value · Realmo final
$720k
Range $648k – $792k · ±10%
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$34 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$15,734
Tax year 2023
Assessed value
$923,900
Assessed 2023
Previous assessed
$923,900
+0.0% YoY
Effective rate
1.70%
On assessed value
Assessed land
$187,600
Assessed improvement
$736,300
Land market value
$187,600
Improvement market value
$736,300
Total market value
$923,900
Applied tax rate
3.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Individual retail properties
Use group
GYM, HEALTH SPA
Status
Off-Market
Year built
1987
Construction
STEEL FRAME
Heating
YES
Cooling
NONE
Stories
1
Total area
20,880 SF
Lot
1.92 ac (83,635 SF)
Zoning code
PLISL PUB LND & INSTITUTE
APN
017-461-19-000
UPID
US02-0034497
Jurisdiction
ANCHORAGE
Zoning & alternative use
PLISL PUB LND & INSTITUTE · Anchorage, AKZoning PLISL PUB LND & INSTITUTE · permitted uses
PLISL PUB LND & INSTITUTE · Anchorage, AK
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
GYM, HEALTH SPA Current
Est. value
$990,000
GYM, HEALTH SPA Current
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1987
Construction
STEEL FRAME
Heating
YES
Cooling
Yes
Stories
1
Lot
1.92 ac
Current owner
From public records · entity-resolved
Knothole LLC
Entity
Free & Clear · 6 yrs held
Mailing address
12401 GANDER ST, ANCHORAGE, AK 99516-2711
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 28, 2019
—
Knothole LLC
Gander Barn LLC
Quit Claim Deed
related
—
May 16, 2019
—
Matthew Drebert
—
Deed
related
$111,800 · Us Small Busn Admn
Sep 24, 2015
—
Matthew Drebert
Church Of God Of Prophecy
Warranty Deed
$500,000 · Reggie I & Karen S Chambers
Sep 6, 2011
—
Church Of God Of Prophecy
First Natl Bk Of Ak
Quit Claim Deed
related
$230,000 · First National Bank Alaska
Sep 24, 2010
—
First Natl Bk Of Ak
Paterna,gary J & Lynn S
Warranty Deed
—
Jul 27, 2005
—
Gary J Paterna
Alaska Equestrian Ents INC
Warranty Deed
$650,000 · First National Bank Alaska
—
—
Alaska Equestrian Enterprises
—
Deed Of Trust
related
$456,006 · First National Bank Anchorage
—
—
Matthew Drebert
—
Deed Of Trust
related
$111,800 · Us Small Busn Admn
—
—
Gary J Paterna
—
Deed Of Trust
related
—
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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