2105 13th Ave · Altoona, PA 16601

$74,900

2 bd · 1.5 ba · 1,156 sqft · SingleFamily · 35 Days on market

Built 1876 3,049 sqft lot $65/sqft · 21% above area Est $62k · 21% over

---

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 +26.6/30.0
• DSCR +9.1/10.0
• 1% rule +7.0/10.0
• Livability +4.0/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sweet two story in quiet area. Updated eat in kitchen with newer cabinets, laminate flooring, Large living room, first floor combination laundry and 1/2 bath. Second floor features 2 bedrooms (one is captive) and a full bath. Exterior features both front and rear porches.

Key facts

• Laminate flooring
• Rear porches
• Large living room

Tags

• UPDATED EAT IN KITCHEN
• LAMINATE FLOORING
• LARGE LIVING ROOM
• REAR PORCHES

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $200 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($897 rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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: 186 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $518 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1876 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $72,653 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1876 — 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: 1.20% ✓
• Cap rate: 9.49%
• Cash-on-cash: 11.43%
• DSCR: 1.51
• GRM: 7.0

CMA / ARV

• ARV (median comp): $62,087
• List price: $74,900
• Delta: 20.64%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2028 11th Ave	0.10mi	3/1.0 (+1)	1,102 (-5%)	6mo	$60,000	$54	76
1406 Washington Ave	0.37mi	3/1.0 (+1)	1,136 (-2%)	2mo	$28,500	$25	72
2025-27 14th Ave	0.07mi	2/1.0	1,274 (+10%)	10mo	$26,000	$20	70
2100 21st St	0.36mi	2/2.0	1,079 (-7%)	3mo	$209,900	$195	67
2610 Maple Ave	0.51mi	3/1.0 (+1)	1,168 (+1%)	3mo	$152,000	$130	65
2015 12th Ave	0.09mi	3/1.0 (+1)	1,309 (+13%)	5mo	$80,000	$61	63
1454 Washington Ave	0.32mi	3/1.0 (+1)	1,008 (-13%)	1mo	$63,000	$63	56
2721 Walnut Ave	0.59mi	3/2.0 (+1)	1,218 (+5%)	10mo	$120,000	$99	48
2627 Oak Ave	0.53mi	3/1.5 (+1)	1,320 (+14%)	0mo	$144,900	$110	46
1919 5th Ave	0.75mi	3/1.0 (+1)	1,260 (+9%)	3mo	$38,000	$30	41
2631 Oak Ave	0.54mi	3/1.5 (+1)	1,320 (+14%)	7mo	$55,000	$42	40
2817 Oak Ave	0.67mi	3/1.0 (+1)	1,328 (+15%)	6mo	$136,000	$102	32

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: 0.7%
• Equity multiple: 1.03×
• Total profit: $589
• Equity at exit: $11,168

10-year hold

• IRR: 10.4%
• Equity multiple: 1.81×
• Total profit: $16,922
• Equity at exit: $6,476

Cash invested: $20,972 (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: 7.0×

Monthly cashflow live

• Estimated rent: $897 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$85 /mo · $1,022/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$188
• Net cashflow: $200

Break-even live

Break-even rent $644

Max offer price $74,900

Occupancy floor 73%

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1489 Washington Ave Altoona, PA	3.0	1.5	1050	$850	$0.81	44d	1	0.32mi
1102 17th Ave Altoona, PA	3.0	1.0	1430	$899	$0.63	44d	1	0.80mi
315 10th St Unit Rear- 1st Fl Altoona, PA	2.0	1.0	800	$1,100	$1.38	44d	1	1.09mi

Listing history 2 events

1. 2026-05-13
   status Pending 272-char remark

   Show marketing remark (272 chars)

   Sweet two story in quiet area. Updated eat in kitchen with newer cabinets, laminate flooring, Large living room, first floor combination laundry and 1/2 bath. Second floor features 2 bedrooms (one is captive) and a full bath. Exterior features both front and rear porches.

2. 2026-04-08
   listed $74,900 Active 272-char remark

   Show marketing remark (272 chars)

   Sweet two story in quiet area. Updated eat in kitchen with newer cabinets, laminate flooring, Large living room, first floor combination laundry and 1/2 bath. Second floor features 2 bedrooms (one is captive) and a full bath. Exterior features both front and rear porches.

ⓘ 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: $1,022 · $85/mo
• Projected year-2 tax: $1,103 · $92/mo
• Expected delta: +$81/yr (+$7/mo · 7.9%)

ⓘ 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 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: $10,767
• − Mortgage interest: −$4,196
• − Property taxes: −$1,022
• − Insurance: −$374
• − Repairs & maintenance: −$861
• − Management: −$861
• − Depreciation: −$2,179
• Taxable income: $1,273
• Est. tax owed @ 24.0%: −$306
• After-tax cash flow: $2,090/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): 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

• 2026-05-13 Pending — AHARMLS
• 2026-04-08 Listed $74,900 AHARMLS

Property tax history

-2.3%/yr

Latest (2025): $1,022 · +13.0% YoY. Source: county tax records.