492 Brush Ave · Johnstown, PA 15906

$29,900

4 bd · 2.0 ba · 1,262 sqft · SingleFamily · 126 Days on market

Built 1900 0.43 ac lot $24/sqft · 42% below area Est $52k · 42% 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
• Appreciation +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

This one-level home is a true opportunity for someone with vision. In need of significant repairs, the property offers a solid footprint and generously sized rooms that create a strong foundation for transformation. With five existing bedrooms, the layout lends itself to reconfiguration combine spaces to create larger bedrooms, a true primary suite, or a more open and functional floor plan. Set on a generous lot with on-street parking, the property provides flexibility for future improvements. Ideal for renovation into a personal residence or an income-producing rental. Conveniently located a short drive from the Conemaugh Gap Overlook, the Discovery Center, and local restaurants. This is not a turnkey home but for the right buyer, it s a blank canvas ready to be brought back to life.

Key facts

• Solid footprint
• 0.43 acre lot
• Built 1900

Tags

• SOLID FOOTPRINT
• GENEROUSLY SIZED ROOMS

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 $421 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($900 rent vs $30k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.
• Cap rate 23.2% 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: 47 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $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

• It's been on market 126 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (46%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $3k; list at $30k implies a 931% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.8% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $26,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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?
7. 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?
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: 3.01% ✓
• Cap rate: 23.20%
• Cash-on-cash: 60.39%
• DSCR: 3.69
• GRM: 2.8

CMA / ARV

• ARV (median comp): $51,909
• List price: $29,900
• Delta: -42.40%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
529 Harold Ave	0.13mi	3/1.0 (-1)	1,254 (-1%)	9mo	$55,000	$44	76
426 Decker Ave	0.23mi	3/1.0 (-1)	1,318 (+4%)	8mo	$65,720	$50	66
419 Beatrice Ave	0.25mi	3/2.0 (-1)	1,392 (+10%)	4mo	$65,900	$47	63
520 Harold Ave	0.10mi	3/1.0 (-1)	1,414 (+12%)	10mo	$31,500	$22	58
575 Harold Ave	0.25mi	3/1.0 (-1)	1,144 (-9%)	8mo	$35,000	$31	57
344 Decker Ave	0.27mi	3/1.0 (-1)	1,379 (+9%)	10mo	$22,000	$16	54
77 Boyer St	0.71mi	3/2.0 (-1)	1,236 (-2%)	6mo	$39,500	$32	54
575 Duwell St	0.32mi	3/2.0 (-1)	1,098 (-13%)	13mo	$127,000	$116	48
108 Biffs Aly	0.68mi	3/1.0 (-1)	1,334 (+6%)	8mo	$80,000	$60	43
318 Vaughn St	0.73mi	3/1.0 (-1)	1,374 (+9%)	2mo	$23,000	$17	40
185 Glenn St	0.67mi	3/1.0 (-1)	1,372 (+9%)	8mo	$69,000	$50	39
201 Blaine St	0.67mi	3/1.0 (-1)	1,434 (+14%)	4mo	$52,000	$36	34

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: 59.2%
• Equity multiple: 3.63×
• Total profit: $22,054
• Equity at exit: $4,458

10-year hold

• IRR: 64.0%
• Equity multiple: 7.45×
• Total profit: $54,021
• 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 15906

• Home prices YoY: -4.0%
• Active inventory: 47
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $900 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$120 /mo · $1,445/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $421

Break-even live

Break-even rent $367

Max offer price $29,900

Occupancy floor 48%

Sensitivity live

Price	-10% $525	-5% $515	+0% $421	+5% $413	+10% $404
Rent	-10% $350	-5% $386	+0% $421	+5% $457	+10% $492
Rate	-1.0pp $436	-0.5pp $429	base $421	+0.5pp $414	+1.0pp $406

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
459 Stone St Johnstown, PA	3.0	1.0	1120	$900	$0.80	25d	1	0.27mi

Listing history 23 events

1. 2026-06-19
   days on market $29,900 Active 126 DOM
2. 2026-06-18
   days on market $29,900 Active 125 DOM
3. 2026-06-17
   days on market $29,900 Active 124 DOM
4. 2026-06-16
   days on market $29,900 Active 123 DOM
5. 2026-06-15
   days on market $29,900 Active 122 DOM
6. 2026-06-14
   days on market $29,900 Active 120 DOM
7. 2026-06-12
   days on market $29,900 Active 119 DOM
8. 2026-06-09
   days on market $29,900 Active 116 DOM
9. 2026-06-08
   days on market $29,900 Active 115 DOM
10. 2026-06-07
    days on market $29,900 Active 114 DOM
11. 2026-06-05
    days on market $29,900 Active 111 DOM
12. 2026-06-02
    days on market $29,900 Active 109 DOM
13. 2026-06-01
    days on market $29,900 Active 108 DOM
14. 2026-05-31
    days on market $29,900 Active 107 DOM
15. 2026-05-30
    days on market $29,900 Active 106 DOM
16. 2026-04-20
    price $34,900 795-char remark

    Show marketing remark (795 chars)

    This one-level home is a true opportunity for someone with vision. In need of significant repairs, the property offers a solid footprint and generously sized rooms that create a strong foundation for transformation. With five existing bedrooms, the layout lends itself to reconfiguration combine spaces to create larger bedrooms, a true primary suite, or a more open and functional floor plan. Set on a generous lot with on-street parking, the property provides flexibility for future improvements. Ideal for renovation into a personal residence or an income-producing rental. Conveniently located a short drive from the Conemaugh Gap Overlook, the Discovery Center, and local restaurants. This is not a turnkey home but for the right buyer, it s a blank canvas ready to be brought back to life.

17. 2026-04-20
    price $34,900 795-char remark

    Show marketing remark (795 chars)

    This one-level home is a true opportunity for someone with vision. In need of significant repairs, the property offers a solid footprint and generously sized rooms that create a strong foundation for transformation. With five existing bedrooms, the layout lends itself to reconfiguration combine spaces to create larger bedrooms, a true primary suite, or a more open and functional floor plan. Set on a generous lot with on-street parking, the property provides flexibility for future improvements. Ideal for renovation into a personal residence or an income-producing rental. Conveniently located a short drive from the Conemaugh Gap Overlook, the Discovery Center, and local restaurants. This is not a turnkey home but for the right buyer, it s a blank canvas ready to be brought back to life.

18. 2026-04-13
    price $44,900 795-char remark

    Show marketing remark (795 chars)

    This one-level home is a true opportunity for someone with vision. In need of significant repairs, the property offers a solid footprint and generously sized rooms that create a strong foundation for transformation. With five existing bedrooms, the layout lends itself to reconfiguration combine spaces to create larger bedrooms, a true primary suite, or a more open and functional floor plan. Set on a generous lot with on-street parking, the property provides flexibility for future improvements. Ideal for renovation into a personal residence or an income-producing rental. Conveniently located a short drive from the Conemaugh Gap Overlook, the Discovery Center, and local restaurants. This is not a turnkey home but for the right buyer, it s a blank canvas ready to be brought back to life.

19. 2026-03-17
    price $44,900 795-char remark

    Show marketing remark (795 chars)

    This one-level home is a true opportunity for someone with vision. In need of significant repairs, the property offers a solid footprint and generously sized rooms that create a strong foundation for transformation. With five existing bedrooms, the layout lends itself to reconfiguration combine spaces to create larger bedrooms, a true primary suite, or a more open and functional floor plan. Set on a generous lot with on-street parking, the property provides flexibility for future improvements. Ideal for renovation into a personal residence or an income-producing rental. Conveniently located a short drive from the Conemaugh Gap Overlook, the Discovery Center, and local restaurants. This is not a turnkey home but for the right buyer, it s a blank canvas ready to be brought back to life.

20. 2026-02-16
    listed $54,900 Active 795-char remark

    Show marketing remark (795 chars)

    This one-level home is a true opportunity for someone with vision. In need of significant repairs, the property offers a solid footprint and generously sized rooms that create a strong foundation for transformation. With five existing bedrooms, the layout lends itself to reconfiguration combine spaces to create larger bedrooms, a true primary suite, or a more open and functional floor plan. Set on a generous lot with on-street parking, the property provides flexibility for future improvements. Ideal for renovation into a personal residence or an income-producing rental. Conveniently located a short drive from the Conemaugh Gap Overlook, the Discovery Center, and local restaurants. This is not a turnkey home but for the right buyer, it s a blank canvas ready to be brought back to life.

21. 2026-02-13
    listed $54,900 Active 795-char remark

    Show marketing remark (795 chars)

    This one-level home is a true opportunity for someone with vision. In need of significant repairs, the property offers a solid footprint and generously sized rooms that create a strong foundation for transformation. With five existing bedrooms, the layout lends itself to reconfiguration combine spaces to create larger bedrooms, a true primary suite, or a more open and functional floor plan. Set on a generous lot with on-street parking, the property provides flexibility for future improvements. Ideal for renovation into a personal residence or an income-producing rental. Conveniently located a short drive from the Conemaugh Gap Overlook, the Discovery Center, and local restaurants. This is not a turnkey home but for the right buyer, it s a blank canvas ready to be brought back to life.

22. 2026-01-06
    soldstatus $2,901
23. 1984-12-01
    soldstatus $25,000

ⓘ 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: $1,445 · $120/mo
• Projected year-2 tax: $1,445 · $120/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 3/10 Moderate 8 d/yr ≥96°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,800
• − Mortgage interest: −$1,675
• − Property taxes: −$1,445
• − Insurance: −$150
• − Repairs & maintenance: −$864
• − Management: −$864
• − Depreciation: −$870
• Taxable income: $4,933
• Est. tax owed @ 24.0%: −$1,184
• After-tax cash flow: $3,872/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

+39.6% since first listed

8 events — show timeline

• 2026-04-20 Price Changed $34,900 CSMLS
• 2026-04-20 Price Changed $34,900 West Penn MLS
• 2026-04-13 Price Changed $44,900 CSMLS
• 2026-03-17 Price Changed $44,900 West Penn MLS
• 2026-02-16 Listed $54,900 CSMLS
• 2026-02-13 Listed $54,900 West Penn MLS
• 2026-01-06 Sold (Public Records) $2,901 Public Records
• 1984-12-01 Sold (Public Records) $25,000 Public Records

Property tax history

+0.1%/yr

Latest (2026): $1,445 · +0.0% YoY. Source: county tax records.