125 E 4th Ave · Altoona, PA 16602

$30,000

3 bd · 1.5 ba · 1,708 sqft · SingleFamily · 28 Days on market

Built 1930 3,049 sqft lot $18/sqft · 62% below 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 +4.0/5.0
• 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

Investor special in the East End of Altoona. Spacious 3-bedroom, 1.5-bath home offering approximately 1,700+ square feet with original woodwork, hardwood floors, and a detached garage. Property needs renovation and is being sold as-is, presenting a strong opportunity for investors or handy buyers looking to add value. Convenient location near downtown, schools, and major routes. Priced to sell.

Key facts

• Major routes
• Original woodwork
• Hardwood floors

Tags

• ORIGINAL WOODWORK
• HARDWOOD FLOORS
• DETACHED GARAGE
• MAJOR ROUTES

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $545 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $30k (1.5% below list) — sets the bar for market timing.
• Cap rate 28.1% vs local median 5.8% in Altoona — 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 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.
• Market conditions: 151 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $207 of loan paydown is wiped out by about $900 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.
• 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 28 days — a 2% lower offer ($30k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $24k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $29,550 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 3.40% ✓
• Cap rate: 28.11%
• Cash-on-cash: 77.92%
• DSCR: 4.47
• GRM: 2.5

CMA / ARV

• ARV (median comp): $78,574
• List price: $30,000
• Delta: -61.82%
• 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
125 E 4th Ave	0.00mi	3/1.5	1,708 (0%)	0mo	$27,000	$16	100
105 1st Ave	0.19mi	4/1.5 (+1)	1,795 (+5%)	0mo	$109,900	$61	77
110 E Hudson Ave	0.50mi	3/2.0	1,710 (+0%)	2mo	$206,000	$120	72
508-512 5th Ave	0.45mi	3/1.0	1,755 (+3%)	1mo	$75,000	$43	71
312 E Walton Ave	0.35mi	4/1.5 (+1)	1,785 (+4%)	0mo	$115,000	$64	71
215 Logan Blvd	0.51mi	3/1.5	1,768 (+4%)	2mo	$200,000	$113	69
210 Crawford Ave	0.28mi	3/2.0	1,530 (-10%)	1mo	$145,000	$95	67
604 1st Ave	0.53mi	4/1.0 (+1)	1,746 (+2%)	0mo	$80,000	$46	64
510 E Grant Ave	0.49mi	4/2.0 (+1)	1,643 (-4%)	1mo	$229,900	$140	63
818 Bell Ave	0.73mi	3/1.5	1,632 (-4%)	2mo	$135,000	$83	57
711 E Bell Ave	0.55mi	2/2.0 (-1)	1,580 (-8%)	1mo	$166,000	$105	54
414 Grant Ave	0.53mi	3/1.0	1,518 (-11%)	2mo	$110,000	$72	53

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: 78.0%
• Equity multiple: 4.56×
• Total profit: $29,926
• Equity at exit: $4,473

10-year hold

• IRR: 81.6%
• Equity multiple: 9.45×
• Total profit: $70,986
• Equity at exit: $2,594

Cash invested: $8,400 (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: 2.5×

Monthly cashflow live

• Estimated rent: $1,020 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$90 /mo · $1,085/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $545

Break-even live

Break-even rent $329

Max offer price $30,000

Occupancy floor 42%

Sensitivity live

Price	-10% $562	-5% $554	+0% $545	+5% $537	+10% $528
Rent	-10% $465	-5% $505	+0% $545	+5% $586	+10% $626
Rate	-1.0pp $561	-0.5pp $553	base $545	+0.5pp $538	+1.0pp $530

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 2nd Ave Unit 2nd Fl Altoona, PA	3.0	1.0	1244	$790	$0.64	44d	1	0.23mi
1101 E Walton Ave Altoona, PA	2.0–3.0	1.0–1.5	975	$1,605	$1.65	44d	9	0.77mi
1102 17th Ave Altoona, PA	3.0	1.0	1430	$899	$0.63	44d	1	1.08mi
1326 14th Ave Altoona, PA	3.0	1.0	1600	$1,150	$0.72	44d	1	1.20mi

Listing history 2 events

1. 2026-04-22
   listed $30,000 Active 397-char remark

   Show marketing remark (397 chars)

   Investor special in the East End of Altoona. Spacious 3-bedroom, 1.5-bath home offering approximately 1,700+ square feet with original woodwork, hardwood floors, and a detached garage. Property needs renovation and is being sold as-is, presenting a strong opportunity for investors or handy buyers looking to add value. Convenient location near downtown, schools, and major routes. Priced to sell.

2. 2015-02-26
   soldstatus $23,500

ⓘ 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: $1,085 · $90/mo
• Projected year-2 tax: $1,085 · $90/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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥90°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: $12,238
• − Mortgage interest: −$1,680
• − Property taxes: −$1,085
• − Insurance: −$150
• − Repairs & maintenance: −$979
• − Management: −$979
• − Depreciation: −$873
• Taxable income: $6,492
• Est. tax owed @ 24.0%: −$1,558
• After-tax cash flow: $4,987/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

+27.7% since first listed

2 events — show timeline

• 2026-04-22 Listed $30,000 AHARMLS
• 2015-02-26 Sold (Public Records) $23,500 Public Records

Property tax history

-6.7%/yr

Latest (2025): $1,085 · +13.0% YoY. Source: county tax records.