530-532 Oak St · Johnstown, PA 15902

$29,900

4 bd · 2.0 ba · 2,060 sqft · SingleFamily · 12 Days on market

4,312 sqft lot $15/sqft · 46% below area Est $56k · 46% under

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Why this score? — see what drove the B+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

CONTRACTORS AND HANDIMEN. .. bring your toolbelt and take a look at this duplex in the City of Johnstown's 7th Ward. Unit 530 comes with living room, kitchen, 2 bedrooms, full bath, attic, and basement. Unit 532 includes living room, kitchen, 3 bedrooms, full bath. attic, and basement. Both units are currently vacant. Covered porches, level yard, and 2-car detached garage. Property is conveniently located to transportation, shopping, restaurants, hospital/medical facilities, and entertainment/recreational facilities. Call today for all the details, to receive your tour packet, and to schedule a personal tour!

Key facts

• Covered porches
• Level yard
• Conveniently located

Tags

• COVERED PORCHES
• LEVEL YARD
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Parking: On-street parking; Detached parking
• Utilities: Public sewer
• Home design: Multi-family residential income property; 2 stories
• Construction: Wood siding; Shingle roof
• Exterior features: Covered porch; Porch

Interior

• Flooring: Hardwood; Laminate; Wood
• Heating & cooling: Natural gas heating; Hot water heating; Ceiling fan(s)
• Interior features: Hardwood and wood flooring; Laminate flooring; Full basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $677 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Cap rate 33.5% vs local median 15.0% in Johnstown — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 77/100 on livability (#363 in PA, #3,168 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools D+, crime F, employment F.
• Greater Johnstown SD (urban): math 9% / reading 25% proficiency, ranked #509 of 539 in PA (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 64 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 64 units permitted in Cambria County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($44k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $207 of loan paydown is wiped out by about $897 of value loss. Plan a longer hold.
• Cambria County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $25k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 4.3% of price.

Recommended offer $29,900

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 4.04% ✓
• Cap rate: 33.46%
• Cash-on-cash: 97.01%
• DSCR: 5.32
• GRM: 2.1

CMA / ARV

• ARV (median comp): $55,611
• List price: $29,900
• Delta: -46.23%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
530 Ash St	0.05mi	4/2.5	2,100 (+2%)	4mo	$57,500	$27	89
108 Arthur St	0.20mi	5/2.0 (+1)	1,804 (-12%)	6mo	$39,000	$22	60
524 Wood St	0.05mi	5/2.5 (+1)	2,334 (+13%)	13mo	$45,000	$19	58
120 Homestead Ave	0.54mi	4/2.5	2,024 (-2%)	23mo	$101,000	$50	51
1090 Crest Ave	0.69mi	4/2.0	1,784 (-13%)	10mo	$50,000	$28	37
1052 Bedford St	0.69mi	3/2.0 (-1)	1,760 (-15%)	3mo	$46,500	$26	36
714 Bloom St	0.39mi	5/2.0 (+1)	1,796 (-13%)	24mo	$30,000	$17	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 98.0%
• Equity multiple: 5.58×
• Total profit: $38,322
• Equity at exit: $4,458

10-year hold

• IRR: —
• Equity multiple: 11.65×
• Total profit: $89,125
• Equity at exit: $2,585

Cash invested: $8,372 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Pennsylvania: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

10-day notice; Philadelphia has eviction-court diversion + some protections; otherwise moderate.

Methodology + full state rankings →

ZIP-level market 15902

• Home prices YoY: -28.8%
• Active inventory: 64
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,208 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$108 /mo · $1,295/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $677

Break-even live

Break-even rent $351

Max offer price $29,900

Occupancy floor 39%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
704 Cypress Ave Unit 706 Johnstown, PA	3.0	1.0	2496	$950	$0.38	44d	1	1.26mi

Listing history 8 events

1. 2026-05-13
   status Pending 616-char remark
2. 2026-05-01
   listed $29,900 Active 616-char remark
3. 2025-01-21
   soldstatus $50,000
4. 2023-03-08
   soldstatus $47,000
5. 2021-12-01
   soldstatus $20,000
6. 2018-03-05
   soldstatus $10,000
7. 2017-07-24
   soldstatus $28,000
8. 2005-10-12
   soldstatus $13,700

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast PA · Partial reset (capped growth)

• Current annual tax: $1,295 · $108/mo
• Projected year-2 tax: $1,295 · $108/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥93°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,491
• − Mortgage interest: −$1,675
• − Property taxes: −$1,295
• − Insurance: −$150
• − Repairs & maintenance: −$1,159
• − Management: −$1,159
• − Depreciation: −$870
• Taxable income: $8,183
• Est. tax owed @ 24.0%: −$1,964
• After-tax cash flow: $6,158/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Greater Johnstown SD
• NCES district ID: 4210950
• Math proficiency: 9% ▼ -6.00%
• Reading proficiency: 25% ▼ -6.00%
• Median HH income: $27,890
• Composite: 13.25/100
• National rank: #9550
• State rank: #509 of 539 in PA

Livability — Johnstown

• Score: 77/100
• State rank: #363
• US rank: #3168

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime F Employment F Housing B Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Johnstown, PA
• County: Cambria County · 30,791 people
• City population: 30,791
• Metro: Johnstown, PA
• Population (ZIP): 11,462
• Household income: $44,215
• Rent vs Own: 35.7% rent · 64.3% own
• Severe rent burden: 266.0

Population outlook (Cambria County) Hauer SSP2

• Today (2025): 122,754 people
• By 2030: 115,827 · -5.6%
• By 2040: 101,309 · -17.5%
• By 2050: 88,379 · -28.0%
• By 2075: 65,237 · -46.9%
• By 2100: 46,909 · -61.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Two or more races 14% Black 8% Hispanic / Latino 3%
• Common ancestry: Romanian 7% Slovak 2% Hungarian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Cambria

• 2024 margin: Solid R (+39.7) · D 29.8% · R 69.5%
• 2008→2024 swing: -40.4pp toward R · 2008: 0.7pp · 2024: -39.7pp
• All cycles: 2024: R+39.7 2020: R+37.3 2016: R+37.8 2012: R+17.8 2008: D+0.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -43.86%
• Current HPI: 108.2198
• Rent YoY: —
• Metro: Johnstown, PA
• State GDP YoY: ▲ 1.68%
• F500 in state: 34

Industry mix (Fortune 500 HQ in PA)

Industry	F500 HQs	Revenue
▸Healthcare	2	$309B
▸Insurance	2	$27B
▸Telecommunications / Media	1	$124B
▸Industrial Distribution	1	$22B
▸Financial Services	1	$20B
▸Chemicals / Materials	1	$18B

Price history

+82.5% since first listed

9 events — show timeline

• 2026-06-05 Sold (MLS) $25,000 CSMLS
• 2026-05-13 Pending — CSMLS
• 2026-05-01 Listed $29,900 CSMLS
• 2025-01-21 Sold (Public Records) $50,000 Public Records
• 2023-03-08 Sold (Public Records) $47,000 Public Records
• 2021-12-01 Sold (Public Records) $20,000 Public Records
• 2018-03-05 Sold (Public Records) $10,000 Public Records
• 2017-07-24 Sold (Public Records) $28,000 Public Records
• 2005-10-12 Sold (Public Records) $13,700 Public Records

Property tax history

+0.2%/yr

Latest (2026): $1,295 · +0.0% YoY. Source: county tax records.