Zip Code 99504

Anchorage, AK • Anchorage County

Real Estate Market Analysis

Q3 2025 Report

$343,939 (up 2.8% YoY)

Median Home Value

~40,000 (estimated for 99504)

Population

~$70,000 (Anchorage median household income)

Median Income

Average to above average (statewide comparison)

School District Rating

Market Statistics

Property Values

$343,939 (up 2.8% YoY)

Median Home Value

(Not specified for 2025; typically $1,400–$1,700/mo for similar Anchorage zip codes)

Median Rent

$197 (April 2025)

Price per Sq Ft

Market Performance

Home Appreciation4.3% YoY (April 2025)

Market Velocity174 homes for sale in June 2025 (+4.2% MoM); inventory up for 2-3BR homes, down for 4BR; homes in Anchorage sell in 9 days on average[2][3][5]

Foreclosure Rate(Not specified; typically low in Anchorage metro)

Area Information

Area SizeEast Anchorage

CountyAnchorage

Primary CityAnchorage

Housing Profile

Housing Statistics

Total Housing Units(Not specified; estimated 10,000+ in 99504)

Owner Occupied(Not specified; Anchorage average ~60%)

Rental Properties(Not specified; Anchorage average ~40%)

Vacant Units(Not specified; typically 5–8%)

New Construction9.1% rise in new home listings statewide in early 2025[4]

Housing Types

Single-family homesTownhomesCondosMulti-family units

Demographics

~40,000 (estimated for 99504)

Population

~33 years (Anchorage average)

Median Age

~$70,000 (Anchorage median household income)

Median Income

Anchorage unemployment ~4.5% (2025 est.)

Employment Rate

High school grad+: ~92%; Bachelor’s+: ~30% (Anchorage averages)

Education Levels

Mix of families, singles, and military households

Family Composition

Education Quality

School District Performance

Average to above average (statewide comparison)

District Rating

School DistrictAnchorage School District

Test ScoresAnchorage SD: Math 40%, Reading 48% proficient (2024)

Graduation RatesAnchorage SD: ~80% (2024)

Schools in Area

Begich Middle School
Bartlett High School
Muldoon Elementary
Scenic Park Elementary

Economic Factors

Employment & Business

Job GrowthStable, modest growth (Anchorage: +1.2% in 2025)

Unemployment Rate~4.5% (Anchorage, 2025)

Business EnvironmentDiverse, with healthcare, education, military, and retail sectors

Commercial ActivityActive along Muldoon Rd and Debarr Rd corridors

Major Employers

Providence Alaska Medical Center
Joint Base Elmendorf-Richardson (JBER)
Anchorage School District
Municipality of Anchorage

Infrastructure & Quality of Life

Infrastructure

Transportation Access

• Glenn Highway
• People Mover bus routes
• Proximity to JBER

Utilities & Services

• Municipal water/sewer
• Natural gas
• Electricity (ML&P/Chugach Electric)

Quality of Life

Safety & Environment

Higher than Anchorage average; property and violent crime rates above city median

Good air quality; some winter inversion events

Healthcare Access

• Providence Alaska Medical Center
• Alaska Native Medical Center

Development Trends

Planned Developments

Mixed-use projects near Muldoon Rd
Affordable housing initiatives

Infrastructure Projects

• Road upgrades on Muldoon Rd and Debarr Rd

Investment Outlook

Growth Outlook

Moderate, steady population and housing demand

Investment Opportunities

• Multi-family conversions
• Value-add single-family flips
• Affordable rental housing

Marketing Intelligence

Target Demographics

Military families
First-time buyers
Investors
Young professionals

Competitive Advantages

Lower price point than west Anchorage
Access to base and major employers
Diverse housing stock

Pricing Strategies

Price competitively below city median; offer incentives for quick close

Common Objections & Response Strategies

Objection: Higher crime rates than other Anchorage areas

Response Strategy:

Highlight active neighborhood watch, recent safety initiatives, and proximity to police services

Objection: Older housing stock

Response Strategy:

Emphasize renovated properties, value-add potential, and lower entry price

Objection: Distance from downtown

Response Strategy:

Promote easy Glenn Hwy access and short commute to JBER, Midtown, and U-Med District

Professional Recommendations

Target military and first-time buyers with tailored marketing

Emphasize renovated and move-in ready homes

Highlight rental income potential for investors

Address crime concerns proactively with data and community resources

Leverage digital marketing and virtual tours to reach remote buyers

Competitive Analysis

Comparable Markets

99507 (South Anchorage)
99508 (U-Med/Northeast)
99515 (Southwest Anchorage)

Market Positioning

Affordable, diverse, and accessible neighborhood with strong rental demand

Competitive Advantages

Lower median price than 99507/99515
Higher rental yields than west Anchorage

Price Comparison

99504 median ~$344K vs. Anchorage median ~$425K (June 2025)[2][3][5]

Investment Metrics

5.5–7% (multi-family, 2025 est.)

Cap Rates

5–6% gross yield typical

Rental Yields

~16–18 (Anchorage average)

Price-to-Rent

Positive cash flow likely for well-priced rentals

Cash Flow

2–4% annual appreciation expected

Appreciation

Buyer Journey Insights

First-Time Buyers

Attracted by affordability, FHA/VA options, and proximity to schools and parks

Move-Up Buyers

May seek newer or larger homes in adjacent zip codes; some value in renovated 3–4BR homes

Downsizers

Limited inventory of condos/townhomes, but some single-level options

Investors

Strong rental demand, especially for multi-family and military tenants

Relocators

Appeal due to access to JBER, healthcare, and lower price point

This zip code analysis was generated using comprehensive market data and AI intelligence.

Market conditions change rapidly - consult with local real estate professionals for the most current information.

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