1635 Timberline Dr · Eldorado, PA 16601

$119,900

2 bd · 1.5 ba · 1,200 sqft · SingleFamily · 4 Days on market

Built 1988 6,098 sqft lot Est $137k · 12% 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).

• Cash flow +15.4/30.0
• ARV discount +13.1/15.0
• DSCR +4.7/10.0
• 1% rule +3.9/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This meticulously cared for home is one of the larger 1/2 double's on Timberline Dr. From your 3 seasons room, enjoy the beautiful yard, landscaping and fenced-in area, nestled in a wooded setting. This bright and cheery house features new roof, bay window, vaulted ceilings, and updated kitchen and bath. This home definatly brings the outside in. Family room and 3rd bedroom in lower level. Electric has time of day saver system.

Key facts

• Garage
• Built 1988
• Listed 4 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $46 ($547/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $107k (10.6% below list).
• Recommended offer: $107k (10.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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: 186 active listings in the ZIP; 99 units permitted in Blair County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 13y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $90k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $107,184 (10.6% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.89% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.63%
• DSCR: 1.07
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $136,800
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1409 Brook Run Dr	0.34mi	3/1.0 (+1)	1,224 (+2%)	12mo	$140,000	$114	64
1211 Creekside Dr	0.30mi	3/1.0 (+1)	1,224 (+2%)	14mo	$100,250	$82	64
3548 Pierce St	0.44mi	3/2.0 (+1)	1,354 (+13%)	1mo	$165,000	$122	50

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: -13.7%
• Equity multiple: 0.51×
• Total profit: $-16,529
• Equity at exit: $17,877

10-year hold

• IRR: -4.8%
• Equity multiple: 0.68×
• Total profit: $-10,660
• Equity at exit: $10,367

Cash invested: $33,572 (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 16601

• Home prices YoY: -24.9%
• Active inventory: 186
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,072 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$122 /mo · $1,470/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $46

Break-even live

Break-even rent $1,014

Max offer price $119,900

Occupancy floor 91%

Sensitivity live

Price	-10% $113	-5% $79	+0% $46	+5% $12	+10% $-22
Rent	-10% $-39	-5% $3	+0% $46	+5% $88	+10% $130
Rate	-1.0pp $106	-0.5pp $76	base $46	+0.5pp $14	+1.0pp $-17

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-04-06
   status Pending
2. 2026-04-02
   listed $119,900 Active
3. 2013-12-09
   soldstatus $89,900 431-char remark

   Show marketing remark (431 chars)

   This meticulously cared for home is one of the larger 1/2 double's on Timberline Dr. From your 3 seasons room, enjoy the beautiful yard, landscaping and fenced-in area, nestled in a wooded setting. This bright and cheery house features new roof, bay window, vaulted ceilings, and updated kitchen and bath. This home definatly brings the outside in. Family room and 3rd bedroom in lower level. Electric has time of day saver system.

4. 2013-12-09
   soldstatus $89,900

   Show marketing remark (431 chars)

   This meticulously cared for home is one of the larger 1/2 double's on Timberline Dr. From your 3 seasons room, enjoy the beautiful yard, landscaping and fenced-in area, nestled in a wooded setting. This bright and cheery house features new roof, bay window, vaulted ceilings, and updated kitchen and bath. This home definatly brings the outside in. Family room and 3rd bedroom in lower level. Electric has time of day saver system.

5. 2013-05-16
   listed $89,900 431-char remark

   Show marketing remark (431 chars)

   This meticulously cared for home is one of the larger 1/2 double's on Timberline Dr. From your 3 seasons room, enjoy the beautiful yard, landscaping and fenced-in area, nestled in a wooded setting. This bright and cheery house features new roof, bay window, vaulted ceilings, and updated kitchen and bath. This home definatly brings the outside in. Family room and 3rd bedroom in lower level. Electric has time of day saver system.

6. 1988-08-01
   soldstatus $56,045

ⓘ 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: $1,470 · $122/mo
• Projected year-2 tax: $1,682 · $140/mo
• Expected delta: +$212/yr (+$18/mo · 14.4%)

ⓘ 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 3/10 Moderate 7 d/yr ≥94°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: $12,862
• − Mortgage interest: −$6,716
• − Property taxes: −$1,470
• − Insurance: −$600
• − Repairs & maintenance: −$1,029
• − Management: −$1,029
• − Depreciation: −$3,488
• Taxable loss: −$1,469
• Est. tax savings @ 24.0%: +$353
• After-tax cash flow: $899/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 — Eldorado

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Eldorado, PA
• County: Blair County · 59,867 people
• Metro: Altoona, PA
• Population (ZIP): 33,515
• Household income: $58,070
• Rent vs Own: 30.6% rent · 69.4% own
• Severe rent burden: 715.0

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 1%
• Common ancestry: Romanian 5% Slovak 2% Lithuanian 2%
• Foreign-born: 1% · Vietnam
• Languages at home: 97% English-only · German/W. Germanic 1% 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: ▼ -60.97%
• Current HPI: 183.9907
• 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

+113.9% since first listed

6 events — show timeline

• 2026-04-06 Pending — AHARMLS
• 2026-04-02 Listed $119,900 AHARMLS
• 2013-12-09 Sold (Public Records) $89,900 Public Records
• 2013-12-09 Sold (MLS) $89,900 AHARMLS
• 2013-05-16 Listed $89,900 AHARMLS
• 1988-08-01 Sold (Public Records) $56,045 Public Records

Property tax history

+2.5%/yr

Latest (2025): $1,470 · +5.0% YoY. Source: county tax records.