3935 Oak Ave · Altoona, PA 16601

$109,000

2 bd · 1.0 ba · 1,092 sqft · SingleFamily · 3 Days on market

Built 1952 Fair condition 0.28 ac lot $100/sqft · 25% below area Est $146k · 25% under

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Why this score? — see what drove the C- 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 +15.3/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• 1% rule +4.2/10.0
• Livability +4.0/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Cozy two bed room ranch with family room. The home has a side porch and a portion of the yard has a chainlink fence for children and /or pets.

Key facts

• Chainlink fence
• Side porch
• 0.28 acre lot

Tags

• SIDE PORCH
• CHAINLINK FENCE

Property features AI

Finance

• Other: Property zoned residential
• Financial info: Tax amount listed elsewhere (financial details excluded per instructions)
• HOA & community: No HOA information provided

Exterior

• Parking: Parking details not provided
• Security: No security features listed
• Utilities: Public water
• Home design: Single-family residence; One level
• Construction: Vinyl siding; Shingle roof; Built on a foundation (specific type not provided)
• Exterior features: Porch; Cleared and sloped lot

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: Total of 6 rooms (bedroom count not explicitly provided)
• Flooring: Vinyl flooring; Carpet flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Porch listed under exterior but accessible from interior flow
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $109k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $40 ($475/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 $100k (7.9% below list).
• Recommended offer: $100k (7.9% 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.
• Market conditions: 186 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $754 of loan paydown is wiped out by about $3k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $100,366 (7.9% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.92% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.56%
• DSCR: 1.07
• GRM: 9.1

CMA / ARV

• ARV (median comp): $145,801
• List price: $109,000
• Delta: -25.24%
• 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
3717 Oak Ave	0.20mi	3/1.0 (+1)	1,160 (+6%)	0mo	$55,000	$47	75
4116 Cortland Ave	0.26mi	2/1.0	935 (-14%)	3mo	$145,000	$155	62
3820 Beale Ave	0.22mi	2/1.5	1,160 (+6%)	20mo	$115,500	$100	60
4120 Beale Ave	0.22mi	3/1.5 (+1)	1,196 (+10%)	8mo	$90,000	$75	60
3804 39th St	0.13mi	3/1.0 (+1)	1,224 (+12%)	20mo	$75,000	$61	52
4203 3rd Ave	0.65mi	3/1.0 (+1)	1,170 (+7%)	6mo	$210,000	$179	48
915 Race St	0.74mi	3/1.0 (+1)	1,152 (+6%)	8mo	$165,000	$143	45
416 45th St	0.57mi	2/1.5	1,160 (+6%)	22mo	$217,000	$187	42
5139 Broad Ave	0.64mi	3/2.0 (+1)	1,232 (+13%)	1mo	$172,290	$140	39
3807 Burgoon Rd	0.67mi	3/1.0 (+1)	1,224 (+12%)	12mo	$85,000	$69	33
4018 2nd Ave	0.71mi	2/2.0	952 (-13%)	11mo	$165,500	$174	32
5239 Grandview Ave	0.71mi	3/1.5 (+1)	1,235 (+13%)	13mo	$190,000	$154	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: -13.8%
• Equity multiple: 0.50×
• Total profit: $-15,124
• Equity at exit: $16,252

10-year hold

• IRR: -4.9%
• Equity multiple: 0.68×
• Total profit: $-9,859
• Equity at exit: $9,424

Cash invested: $30,520 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,004 medium
• Mortgage (P&I): −$572
• Tax est. 1.5%: −$136 /mo · $1,635/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $40

Break-even live

Break-even rent $954

Max offer price $109,000

Occupancy floor 91%

Sensitivity live

Price	-10% $115	-5% $77	+0% $40	+5% $2	+10% $-36
Rent	-10% $-40	-5% $0	+0% $40	+5% $79	+10% $119
Rate	-1.0pp $95	-0.5pp $67	base $40	+0.5pp $11	+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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3925 Burgoon Rd Altoona, PA	3.0	1.0	1500	$895	$0.60	45d	1	0.60mi

Listing history 2 events

1. 2026-05-09
   status Pending 142-char remark
2. 2026-05-05
   listed $109,000 Active 142-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 17 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: $12,044
• − Mortgage interest: −$6,106
• − Property taxes: −$1,635
• − Insurance: −$545
• − Repairs & maintenance: −$964
• − Management: −$964
• − Depreciation: −$3,171
• Taxable loss: −$1,340
• Est. tax savings @ 24.0%: +$322
• After-tax cash flow: $797/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.

Condition & rehab AI · 30 photos

Fair 45/100 Moderate rehab

The home is in fair condition with moderate repairs needed, primarily focusing on interior updates and flooring. These improvements would significantly enhance its resale and rental value.

Repairs flagged

• Minor Peeling paint on interior walls — Small touch-up needed
• Moderate Carpeted floors — Consider replacing with hardwood or tile for better value
• Moderate Standard kitchen cabinets — Consider updating to modern cabinets for better resale value

Value-add opportunities

• Resale Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Resale Replace carpeted floors — Hardwood or tile flooring is more desirable and increases value
• Resale Update kitchen cabinets — Modern cabinets improve the kitchen's appearance and functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
Peeling paint on interior walls · Small touch-up needed	Minor	$500–3,000
Carpeted floors · Consider replacing with hardwood or tile for better value	Moderate	$3,000–15,000
Standard kitchen cabinets · Consider updating to modern cabinets for better resale value	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Resale Replace carpeted floors — Hardwood or tile flooring is more desirable and increases value ↑
• Resale Update kitchen cabinets — Modern cabinets improve the kitchen's appearance and functionality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 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

2 events — show timeline

• 2026-05-09 Pending — AHARMLS
• 2026-05-05 Listed $109,000 AHARMLS