Real Estate Investing in Anchorage, Alaska (99504)
Should you buy in 99504 (Anchorage, AK)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- Elevated vacancy: 9.4% vacancy may signal weakening demand.
What’s happening in Anchorage, AK (99504)?
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Market Analysis: 99504 Anchorage
On balance, ZIP 99504 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $362K median. It rewards specialists, not generalists.
On the rental side, the numbers look inviting — $362K purchase price, 0.0% nominal cap — the work to hit that pro forma in 99504 is substantial and deserves full respect.
The gap between 99504 and stronger Anchorage ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Employment concentration in 99504 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
appears to the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Anchorage:
Property Strategy for 99504
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $247,586 | $1,730 | 5.0% | +6.0% | $123,793 |
| 3BR | $346,876 | $2,410 | 5.0% | +3.0% | $115,625 |
| 4BR | $419,891 | $2,900 | 5.0% | +3.7% | $104,973 |
| 5BR | $452,324 | — | — | +3.3% | $90,465 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 99504 Compare?
| Metric | 99504 | Anchorage | Anchorage, AK | Alaska |
|---|---|---|---|---|
| Home Value | $362,086 | $210,403 | N/A | $378,640 |
| 5-Year CAGR | 4.1% | 4.7% | N/A | 3.6% |
| Avg Rent | $2,151 | $1,936 | N/A | - |
| Cap Rate | 4.6% | 3.4% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 99504 (Anchorage, AK). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $362,086 |
| Monthly Rent | $2,151 |
| Price-to-Rent | 14.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.1% |
| Cap Rate | 4.6% |
| 5-Year IRR | 8.7% |
📈 Home Appreciation
| 1-Year | +5.8% ▲ |
| 3-Year CAGR | +3.8% ▲ |
| 5-Year CAGR | +4.1% ▲ |
| 10-Year CAGR | +2.6% ▲ |
🏠 Rent Trends
| 1-Year | +11.3% ▲ |
| 3-Year CAGR | +7.0% ▲ |
| 5-Year CAGR | +7.3% ▲ |
The current 30-yr mortgage rate (6.5%) exceeds the estimated cap rate (4.6%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 99504
Population: 41,684
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 99504
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 1,608 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is Anchorage, AK a smart market for rental property?
With a 3.0/5 investability score, Anchorage, AK ranks as a solid market for rental property investors. Median prices of $362K and rents of $2,151/mo drive the underlying numbers.
What is the average monthly rent in Anchorage, AK?
Rent in Anchorage, AK is around $2,151/mo. The resulting rent-to-value relationship with $362K pricing is reasonable for most investor models.
What is the tenant pool like in Anchorage, AK?
The tenant pool in Anchorage, AK is solid, supported by local employment and population fundamentals. Rents of $2,151/mo are well-absorbed by the market.
How much does a house cost in Anchorage, AK?
In Anchorage, AK the median home value sits at $362K. Against the broader AK market, that reads as reasonable for most investors.
What kind of vacancy should I budget for in Anchorage, AK?
Anchorage, AK vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
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