2620 Quail Ave · Altoona, PA 16602

$195,000

5 bd · 2.0 ba · 2,600 sqft · SingleFamily · 207 Days on market

Built 1926 8,276 sqft lot $75/sqft · 13% below area Est $224k · 13% under

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Why this score? — see what drove the D 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).

• ARV discount +13.3/15.0
• Cash flow +11.5/30.0
• Livability +4.0/5.0
• 1% rule +3.5/10.0
• DSCR +3.4/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Large 5 bed all brick home located on Quail Ave. in Altoona. large rooms, eat-in kitchen. .. step down family room. 3 bedrooms on the 2nd floor, 2 bedrooms on the 3rd floor. Full baths on both floors. Walk out the back to the carport/ garage. .. driveway is open to rear ally. Nice sized fenced yard. .. .. Don't miss this convenietly located home.

Key facts

• Fenced yard
• All brick home
• Eat-in kitchen

Tags

• ALL BRICK HOME
• EAT-IN KITCHEN
• STEP DOWN FAMILY ROOM
• FENCED YARD
• CONVENIENTLY LOCATED HOME

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $-65 ($-781/yr) — negative.
• To cash-flow at today's rent, offer at most $183k (5.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (15.4% below list).
• Recommended offer: $165k (15.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 79/100 on livability (#237 in PA, #2,060 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime C-, employment D, amenities F.
• Altoona Area SD (urban): math 30% / reading 44% proficiency, ranked #406 of 539 in PA (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Altoona Area Jr Hs (math 21% / reading 45%, grade F, #346 of 512 statewide, top 69%, 1,727 students, 71% FRL) — zoned schools average 71% FRL vs 54% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 151 active listings in the ZIP; 99 units permitted in Blair County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($55k/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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Blair County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 207 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $62k; list at $195k implies a 212% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $164,970 (15.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 207 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.85% ✗
• Cap rate: 5.89%
• Cash-on-cash: -1.43%
• DSCR: 0.94
• GRM: 9.9

CMA / ARV

• ARV (median comp): $223,585
• List price: $195,000
• Delta: -12.78%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3505 Baker Blvd	0.67mi	4/2.0 (-1)	2,595 (-0%)	22mo	$263,000	$101	45
36 Union Ave	0.55mi	4/1.5 (-1)	2,835 (+9%)	20mo	$237,500	$84	35
3504 Fort Roberdeau Ave	0.63mi	4/3.5 (-1)	2,800 (+8%)	22mo	$325,000	$116	28

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: -18.6%
• Equity multiple: 0.35×
• Total profit: $-35,708
• Equity at exit: $29,075

10-year hold

• IRR: -11.0%
• Equity multiple: 0.34×
• Total profit: $-36,282
• Equity at exit: $16,860

Cash invested: $54,600 (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 16602

• Home prices YoY: -30.3%
• Active inventory: 151
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,650 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$265 /mo · $3,174/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $-65

Break-even live

Break-even rent $1,732

Max offer price $183,496

Occupancy floor 99%

Sensitivity live

Price	-10% $45	-5% $-10	+0% $-65	+5% $-120	+10% $-176
Rent	-10% $-195	-5% $-130	+0% $-65	+5% $0	+10% $65
Rate	-1.0pp $33	-0.5pp $-16	base $-65	+0.5pp $-116	+1.0pp $-167

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-09
   status $195,000 Pending 207 DOM
2. 2026-06-08
   days on market $195,000 Active 207 DOM
3. 2026-06-07
   days on market $195,000 Active 206 DOM
4. 2026-06-05
   days on market $195,000 Active 203 DOM
5. 2026-06-03
   days on market $195,000 Active 202 DOM
6. 2026-06-03
   price $195,000 Active 201 DOM
7. 2026-06-02
   days on market $225,000 Active 201 DOM
8. 2026-06-01
   days on market $225,000 Active 200 DOM
9. 2026-05-31
   days on market $225,000 Active 199 DOM
10. 2026-05-30
    days on market $225,000 Active 198 DOM
11. 2026-05-01
    price $225,000 348-char remark

    Show marketing remark (348 chars)

    Large 5 bed all brick home located on Quail Ave. in Altoona. large rooms, eat-in kitchen. .. step down family room. 3 bedrooms on the 2nd floor, 2 bedrooms on the 3rd floor. Full baths on both floors. Walk out the back to the carport/ garage. .. driveway is open to rear ally. Nice sized fenced yard. .. .. Don't miss this convenietly located home.

12. 2026-03-10
    price $239,000 348-char remark

    Show marketing remark (348 chars)

    Large 5 bed all brick home located on Quail Ave. in Altoona. large rooms, eat-in kitchen. .. step down family room. 3 bedrooms on the 2nd floor, 2 bedrooms on the 3rd floor. Full baths on both floors. Walk out the back to the carport/ garage. .. driveway is open to rear ally. Nice sized fenced yard. .. .. Don't miss this convenietly located home.

13. 2025-12-09
    price $249,000 348-char remark

    Show marketing remark (348 chars)

    Large 5 bed all brick home located on Quail Ave. in Altoona. large rooms, eat-in kitchen. .. step down family room. 3 bedrooms on the 2nd floor, 2 bedrooms on the 3rd floor. Full baths on both floors. Walk out the back to the carport/ garage. .. driveway is open to rear ally. Nice sized fenced yard. .. .. Don't miss this convenietly located home.

14. 2025-11-12
    listed $269,000 Active 348-char remark

    Show marketing remark (348 chars)

    Large 5 bed all brick home located on Quail Ave. in Altoona. large rooms, eat-in kitchen. .. step down family room. 3 bedrooms on the 2nd floor, 2 bedrooms on the 3rd floor. Full baths on both floors. Walk out the back to the carport/ garage. .. driveway is open to rear ally. Nice sized fenced yard. .. .. Don't miss this convenietly located home.

15. 1981-07-01
    soldstatus $62,500

ⓘ 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: $3,174 · $265/mo
• Projected year-2 tax: $3,174 · $265/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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,796
• − Mortgage interest: −$10,923
• − Property taxes: −$3,174
• − Insurance: −$975
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − Depreciation: −$5,673
• Taxable loss: −$4,116
• Est. tax savings @ 24.0%: +$988
• After-tax cash flow: $206/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: Altoona Area SD
• NCES district ID: 4202340
• Math proficiency: 30% ▼ -15.00%
• Reading proficiency: 44% ▼ -15.00%
• Median HH income: $38,465
• Composite: 30.85/100
• National rank: #6130
• State rank: #406 of 539 in PA

Livability — Altoona

• Score: 79/100
• State rank: #237
• US rank: #2060

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Altoona, PA
• County: Blair County · 59,867 people
• City population: 59,867
• Metro: Altoona, PA
• Population (ZIP): 26,352
• Household income: $55,046
• Rent vs Own: 32.7% rent · 67.3% own
• Severe rent burden: 740.0

Population outlook (Blair County) Hauer SSP2

• Today (2025): 121,571 people
• By 2030: 117,966 · -3.0%
• By 2040: 109,174 · -10.2%
• By 2050: 99,542 · -18.1%
• By 2075: 76,775 · -36.8%
• By 2100: 54,326 · -55.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Black 3% Hispanic / Latino 2%
• Common ancestry: Romanian 4% Lithuanian 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Blair

• 2024 margin: Solid R (+43.5) · D 27.9% · R 71.4%
• 2008→2024 swing: -19.2pp toward R · 2008: -24.3pp · 2024: -43.5pp
• All cycles: 2024: R+43.5 2020: R+43.5 2016: R+46.4 2012: R+33.5 2008: R+24.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -92.37%
• Current HPI: 212.2268
• Rent YoY: —
• Metro: Altoona, 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

+260.0% since first listed

5 events — show timeline

• 2026-05-01 Price Changed $225,000 AHARMLS
• 2026-03-10 Price Changed $239,000 AHARMLS
• 2025-12-09 Price Changed $249,000 AHARMLS
• 2025-11-12 Listed $269,000 AHARMLS
• 1981-07-01 Sold (Public Records) $62,500 Public Records

Property tax history

-6.1%/yr

Latest (2025): $3,174 · +13.0% YoY. Source: county tax records.