121 D St · Johnstown, PA 15906

$140,000

6 bd · 3.0 ba · 2,631 sqft · MultiFamily · 49 Days on market

6,578 sqft lot $53/sqft · 151% above area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Appreciation +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Extremely well maintained 3 unit property. The main house has 2 units. The separate rear home is a 2 bedroom home on it's own utilities. Vinyl siding. New sewers in both. New carpet and flooring throughout the 3 bedroom unit. Large shed. Must see! Call for your personal tour today!

Key facts

• 6,578 sq ft lot
• Listed 48 days

Property features AI

Finance

• Financial info: Actual rent: 3-bedroom unit $1,000; one 2-bedroom unit $650; other 2-bedroom unit currently listed without rent specified

Exterior

• Parking: Gravel parking; On-street parking
• Utilities: Public sewer
• Home design: Multi-family residential income property; 2 stories
• Construction: Vinyl siding exterior; Shingle roof
• Exterior features: Shingle roof; Vinyl siding; Residential zoning

Interior

• Kitchen: Range/Oven; Refrigerator
• Bedrooms: One 3-bedroom unit; Two 2-bedroom units
• Flooring: Vinyl
• Bathrooms: Three 1-bath units (each unit has 1 bathroom)
• Heating & cooling: Natural gas heating; Hot water heating; Window air conditioning units
• Interior features: Full basement; Vinyl flooring
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.0-bath units multifamily listed at $140k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $351/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.

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: 47 active listings in the ZIP; 64 units permitted in Cambria County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k 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 $39k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $40k; list at $140k implies a 251% gain — meaningful room to come down on a strong offer.

Recommended offer $135,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.80% ✓
• Cap rate: 15.31%
• Cash-on-cash: 32.19%
• DSCR: 2.43
• GRM: 4.6

CMA / ARV

• ARV (median comp): $55,789
• List price: $140,000
• Delta: 150.95%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
223-225 Fairfield Ave	0.21mi	6/2.0	2,500 (-5%)	12mo	$85,900	$34	68
188 - 190 Fairfield Ave	0.15mi	5/2.0 (-1)	2,432 (-8%)	11mo	$67,000	$28	62
113 Boyer St	0.59mi	6/3.0	2,736 (+4%)	10mo	$55,000	$20	58

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: 27.2%
• Equity multiple: 2.13×
• Total profit: $44,311
• Equity at exit: $20,874

10-year hold

• IRR: 34.8%
• Equity multiple: 4.19×
• Total profit: $124,920
• Equity at exit: $12,105

Cash invested: $39,200 (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 15906

• Home prices YoY: -4.0%
• Active inventory: 47
• Price-to-rent: 13.9×

Monthly cashflow live

• Estimated rent: $2,525 high
• Mortgage (P&I): −$734
• Tax from tax record: −$151 /mo · $1,808/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$530
• Net cashflow: $1,052

Break-even live

Break-even rent $1,194

Max offer price $140,000

Occupancy floor 53%

Sensitivity live

Price	-10% $1,131	-5% $1,091	+0% $1,052	+5% $1,012	+10% $972
Rent	-10% $852	-5% $952	+0% $1,052	+5% $1,151	+10% $1,251
Rate	-1.0pp $1,122	-0.5pp $1,087	base $1,052	+0.5pp $1,015	+1.0pp $978

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$2,526
Total (3 units)			$2,525

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $140,000 Active 49 DOM
2. 2026-06-18
   days on market $140,000 Active 48 DOM
3. 2026-06-17
   days on market $140,000 Active 47 DOM
4. 2026-06-16
   days on market $140,000 Active 46 DOM
5. 2026-06-15
   days on market $140,000 Active 45 DOM
6. 2026-06-14
   days on market $140,000 Active 43 DOM
7. 2026-06-12
   days on market $140,000 Active 42 DOM
8. 2026-06-09
   days on market $140,000 Active 39 DOM
9. 2026-06-08
   days on market $140,000 Active 38 DOM
10. 2026-06-07
    days on market $140,000 Active 37 DOM
11. 2026-06-05
    pricedays on market $140,000 Active 34 DOM
12. 2026-06-02
    days on market $150,000 Active 32 DOM
13. 2026-06-01
    days on market $150,000 Active 31 DOM
14. 2026-05-31
    days on market $150,000 Active 30 DOM
15. 2026-05-30
    days on market $150,000 Active 29 DOM
16. 2026-05-01
    listed $150,000 Active 523-char remark
17. 2020-09-02
    soldstatus $39,900
18. 2020-08-21
    soldstatus $39,900 282-char remark

    Show marketing remark (282 chars)

    Extremely well maintained 3 unit property. The main house has 2 units. The separate rear home is a 2 bedroom home on it's own utilities. Vinyl siding. New sewers in both. New carpet and flooring throughout the 3 bedroom unit. Large shed. Must see! Call for your personal tour today!

19. 1981-09-01
    soldstatus $11,000

ⓘ 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: $1,808 · $151/mo
• Projected year-2 tax: $2,010 · $168/mo
• Expected delta: +$202/yr (+$17/mo · 11.2%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥96°F today · 20 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: $30,300
• − Mortgage interest: −$7,842
• − Property taxes: −$1,808
• − Insurance: −$700
• − Repairs & maintenance: −$2,424
• − Management: −$2,424
• − Depreciation: −$4,073
• Taxable income: $11,029
• Est. tax owed @ 24.0%: −$2,647
• After-tax cash flow: $9,972/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
• City population: 30,791
• Population (ZIP): 9,654

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 (79%)
• Race & ethnicity: White 79% Black 11% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Romanian 8% Polish 2% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

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: ▼ -3.26%
• Current HPI: 77.6797
• Rent YoY: —
• Metro: —
• 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

+1172.7% since first listed

5 events — show timeline

• 2026-06-05 Price Changed $140,000 CSMLS
• 2026-05-01 Listed $150,000 CSMLS
• 2020-09-02 Sold (Public Records) $39,900 Public Records
• 2020-08-21 Sold (MLS) $39,900 CSMLS
• 1981-09-01 Sold (Public Records) $11,000 Public Records

Property tax history

+0.2%/yr

Latest (2026): $1,808 · +0.0% YoY. Source: county tax records.