2215 8th Ave · Altoona, PA 16602

$78,000

4 bd · 1.5 ba · 1,602 sqft · SingleFamily · 80 Days on market

Built 1900 3,049 sqft lot Est $130k · 40% 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 +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

Charming 4-bedroom, 1-bath home offers a perfect blend of comfort and character. As you step onto the covered porch, you're greeted by the warmth of this home's timeless appeal. Step inside, and be greeted by the rich allure of hardwood floors. Retreat to one of the four cozy bedrooms, each offering comfort and privacy for restful nights. Don't miss out on the opportunity to make this charming house your new home sweet home. Schedule a showing today and start envisioning the possibilities!

Key facts

• Covered front porch
• Large living room
• New powder room

Tags

• LARGE LIVING ROOM
• NEW POWDER ROOM
• COVERED FRONT PORCH
• COVERED BACK PORCH

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $471 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $78k).
• Recommended offer: $73k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.5% 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: 151 active listings in the ZIP; 5 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 $539 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 $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 $29k; list at $78k implies a 169% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $73,320 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.57% ✓
• Cap rate: 13.54%
• Cash-on-cash: 25.87%
• DSCR: 2.15
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $129,762
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2306 5th Ave	0.16mi	3/1.0 (-1)	1,602 (0%)	3mo	$122,900	$77	83
1603 Walton Ave	0.68mi	3/1.5 (-1)	1,632 (+2%)	4mo	$148,000	$91	57
891 27th St	0.48mi	3/1.0 (-1)	1,721 (+7%)	2mo	$91,000	$53	56
2018 15th Ave	0.73mi	4/1.5	1,674 (+4%)	6mo	$135,000	$81	54
1925 2nd Ave	0.37mi	3/1.0 (-1)	1,435 (-10%)	6mo	$71,000	$49	53
2710 7th Ave	0.39mi	3/1.0 (-1)	1,400 (-13%)	3mo	$125,000	$89	51
2831 W Chestnut Ave	0.58mi	3/2.0 (-1)	1,712 (+7%)	6mo	$170,000	$99	49
2619 Union Ave	0.40mi	3/2.0 (-1)	1,389 (-13%)	6mo	$139,900	$101	47
939 29th St	0.69mi	3/1.0 (-1)	1,494 (-7%)	5mo	$108,000	$72	45
2810 Oak Ave	0.62mi	3/1.0 (-1)	1,780 (+11%)	4mo	$133,000	$75	43
2806 Maple Ave	0.57mi	3/1.5 (-1)	1,364 (-15%)	7mo	$172,000	$126	38
3027 Broad Ave	0.71mi	4/2.5	1,839 (+15%)	7mo	$80,000	$44	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: 19.5%
• Equity multiple: 1.79×
• Total profit: $17,341
• Equity at exit: $11,630

10-year hold

• IRR: 27.8%
• Equity multiple: 3.46×
• Total profit: $53,686
• Equity at exit: $6,744

Cash invested: $21,840 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,226 high
• Mortgage (P&I): −$409
• Tax from tax record: −$56 /mo · $676/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $471

Break-even live

Break-even rent $630

Max offer price $78,000

Occupancy floor 57%

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: $19,500
• Closing costs: $2,340
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2015 12th Ave Altoona, PA	3.0	1.0	1600	$1,200	$0.75	43d	1	0.55mi
1326 14th Ave Altoona, PA	3.0	1.0	1600	$1,150	$0.72	43d	1	0.87mi
1489 Washington Ave Altoona, PA	3.0	1.5	1050	$850	$0.81	43d	1	0.87mi
1102 17th Ave Altoona, PA	3.0	1.0	1430	$899	$0.63	43d	1	1.15mi
3925 Burgoon Rd Altoona, PA	3.0	1.0	1500	$895	$0.60	43d	1	1.23mi

Listing history 25 events

1. 2026-06-19
   days on market $78,000 Active 80 DOM
2. 2026-06-18
   days on market $78,000 Active 79 DOM
3. 2026-06-17
   days on market $78,000 Active 78 DOM
4. 2026-06-16
   days on market $78,000 Active 77 DOM
5. 2026-06-15
   days on market $78,000 Active 76 DOM
6. 2026-06-14
   days on market $78,000 Active 74 DOM
7. 2026-06-13
   days on market $78,000 Active 73 DOM
8. 2026-06-10
   days on market $78,000 Active 71 DOM
9. 2026-06-09
   days on market $78,000 Active 70 DOM
10. 2026-06-08
    days on market $78,000 Active 69 DOM
11. 2026-06-07
    days on market $78,000 Active 68 DOM
12. 2026-06-05
    days on market $78,000 Active 65 DOM
13. 2026-06-03
    days on market $78,000 Active 64 DOM
14. 2026-06-02
    days on market $78,000 Active 63 DOM
15. 2026-06-01
    days on market $78,000 Active 62 DOM
16. 2026-05-31
    statusdays on market $78,000 Active 61 DOM
17. 2026-04-06
    status Pending
18. 2026-02-23
    status Active
19. 2026-02-16
    status Pending
20. 2026-01-29
    listed $78,000 Active
21. 2024-09-12
    soldstatus $29,000 Closed 494-char remark

    Show marketing remark (494 chars)

    Charming 4-bedroom, 1-bath home offers a perfect blend of comfort and character. As you step onto the covered porch, you're greeted by the warmth of this home's timeless appeal. Step inside, and be greeted by the rich allure of hardwood floors. Retreat to one of the four cozy bedrooms, each offering comfort and privacy for restful nights. Don't miss out on the opportunity to make this charming house your new home sweet home. Schedule a showing today and start envisioning the possibilities!

22. 2024-09-10
    status Pending 494-char remark

    Show marketing remark (494 chars)

    Charming 4-bedroom, 1-bath home offers a perfect blend of comfort and character. As you step onto the covered porch, you're greeted by the warmth of this home's timeless appeal. Step inside, and be greeted by the rich allure of hardwood floors. Retreat to one of the four cozy bedrooms, each offering comfort and privacy for restful nights. Don't miss out on the opportunity to make this charming house your new home sweet home. Schedule a showing today and start envisioning the possibilities!

23. 2024-09-10
    price $29,000 494-char remark

    Show marketing remark (494 chars)

    Charming 4-bedroom, 1-bath home offers a perfect blend of comfort and character. As you step onto the covered porch, you're greeted by the warmth of this home's timeless appeal. Step inside, and be greeted by the rich allure of hardwood floors. Retreat to one of the four cozy bedrooms, each offering comfort and privacy for restful nights. Don't miss out on the opportunity to make this charming house your new home sweet home. Schedule a showing today and start envisioning the possibilities!

24. 2024-04-30
    listed $59,900 Active 494-char remark

    Show marketing remark (494 chars)

    Charming 4-bedroom, 1-bath home offers a perfect blend of comfort and character. As you step onto the covered porch, you're greeted by the warmth of this home's timeless appeal. Step inside, and be greeted by the rich allure of hardwood floors. Retreat to one of the four cozy bedrooms, each offering comfort and privacy for restful nights. Don't miss out on the opportunity to make this charming house your new home sweet home. Schedule a showing today and start envisioning the possibilities!

25. 1996-11-01
    soldstatus $17,000

ⓘ 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: $676 · $56/mo
• Projected year-2 tax: $954 · $80/mo
• Expected delta: +$278/yr (+$23/mo · 41.1%)

ⓘ 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 4/10 Moderate 7 d/yr ≥95°F today · 19 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: $14,715
• − Mortgage interest: −$4,369
• − Property taxes: −$676
• − Insurance: −$390
• − Repairs & maintenance: −$1,177
• − Management: −$1,177
• − Depreciation: −$2,269
• Taxable income: $4,656
• Est. tax owed @ 24.0%: −$1,117
• After-tax cash flow: $4,533/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

+358.8% since first listed

9 events — show timeline

• 2026-04-06 Pending — AHARMLS
• 2026-02-23 Relisted — AHARMLS
• 2026-02-16 Pending — AHARMLS
• 2026-01-29 Listed $78,000 AHARMLS
• 2024-09-12 Sold (MLS) $29,000 AHARMLS
• 2024-09-10 Pending — AHARMLS
• 2024-09-10 Price Changed $29,000 AHARMLS
• 2024-04-30 Listed $59,900 AHARMLS
• 1996-11-01 Sold (Public Records) $17,000 Public Records

Property tax history

-9.1%/yr

Latest (2025): $676 · +13.0% YoY. Source: county tax records.