806 Freedom Ave · Belmont, PA 15904

$84,900

4 bd · 1.5 ba · 1,260 sqft · SingleFamily · 5 Days on market

Built 1952 7,405 sqft lot Est $102k · 17% 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 +25.6/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +6.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

BELMONT AVE. THRU INTERSECTION AT BELMONT & OHIO FOLLOW BELMONT ST. RIGHT ON KRINGS TO STOP SIGN, LEFT ONTO FREEDOM AVE. , HOME ON RIGHT. VERY NICE HOME. ALL PLASTER INTERIOR, HARDWOOD FLOORS THROUGHOUT, NEW IN 1997: CONCRETE FRONT PORCH & STEPS, GARAGE DOOR, HOT WATER TANK. NEWER VINYL SIDING- NICE AREA AND YARD.

Key facts

• Shed
• Laundry area
• Full bathroom

Tags

• LIVING ROOM
• EAT-IN KITCHEN
• FULL BATHROOM
• LAUNDRY AREA
• BACK PATIO
• SHED

Property features AI

Exterior

• Parking: Garage (1 car); Concrete parking surfaces
• Utilities: Public water; Public sewer / sewer available
• Home design: Single-family residence; One and one-half levels; Residential zoning; Vinyl siding
• Construction: Shingle roof
• Exterior features: Covered porch; Patio; Porch

Interior

• Kitchen: Dishwasher; Range / Oven; Refrigerator
• Bedrooms: Master on main level
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Eat-in kitchen; Master bedroom on main level; Double-pane windows
• Laundry & utility: Washer; Dryer; Laundry in basement with utility sink; Partial, unfinished basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $201 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($984 rent vs $85k).

Location & tenants

• Location reads 71/100 on livability (#725 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D-, amenities F, commute 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: 50 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; 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 $587 of loan paydown is wiped out by about $3k 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.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 26y 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 $50k; list at $85k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $84,900

Questions for the listing agent

1. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.16% ✓
• Cap rate: 9.13%
• Cash-on-cash: 10.12%
• DSCR: 1.45
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $102,060
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
806 Freedom Ave	0.00mi	4/1.5	1,260 (0%)	0mo	$105,000	$83	100
824 Freedom Ave	0.04mi	4/1.5	1,271 (+1%)	16mo	$75,000	$59	84
802 Belmont St	0.07mi	3/1.5 (-1)	1,227 (-3%)	11mo	$100,100	$82	79
835 Freedom Ave	0.10mi	3/1.5 (-1)	1,108 (-12%)	2mo	$126,000	$114	69
217 Coldren St	0.21mi	4/1.0	1,098 (-13%)	8mo	$89,000	$81	60
157 Lohr Pl	0.60mi	4/1.0	1,183 (-6%)	1mo	$54,250	$46	59
116 Sann St	0.63mi	3/1.0 (-1)	1,216 (-4%)	1mo	$136,000	$112	57
630 Belmont St	0.23mi	3/1.0 (-1)	1,140 (-10%)	20mo	$139,900	$123	50
394 Ohio St	0.62mi	3/2.0 (-1)	1,176 (-7%)	7mo	$39,000	$33	47
525 Woodland Ave	0.73mi	3/1.0 (-1)	1,324 (+5%)	6mo	$15,500	$12	45
1226 Penrod St	0.72mi	3/1.5 (-1)	1,238 (-2%)	16mo	$79,900	$65	45
328 Ohio St	0.72mi	3/1.0 (-1)	1,130 (-10%)	14mo	$47,000	$42	31

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: -1.1%
• Equity multiple: 0.96×
• Total profit: $-976
• Equity at exit: $12,659

10-year hold

• IRR: 8.6%
• Equity multiple: 1.66×
• Total profit: $15,634
• Equity at exit: $7,341

Cash invested: $23,772 (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 15904

• Active inventory: 50
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $984 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$96 /mo · $1,157/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $201

Break-even live

Break-even rent $730

Max offer price $84,900

Occupancy floor 75%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
550 Ferndale Ave Johnstown, PA	3.0	1.0	1300	$1,100	$0.85	43d	1	1.21mi
553 Vickroy Ave #555 Johnstown, PA	3.0	1.0	1300	$985	$0.76	43d	1	1.22mi
522 Vickroy Ave Johnstown, PA	3.0	1.0	1125	$850	$0.76	43d	1	1.28mi

Listing history 4 events

1. 2026-05-18
   listed $84,900 Active
2. 2000-05-23
   soldstatus $50,000 327-char remark

   Show marketing remark (327 chars)

   BELMONT AVE. THRU INTERSECTION AT BELMONT & OHIO FOLLOW BELMONT ST. RIGHT ON KRINGS TO STOP SIGN, LEFT ONTO FREEDOM AVE. , HOME ON RIGHT. VERY NICE HOME. ALL PLASTER INTERIOR, HARDWOOD FLOORS THROUGHOUT, NEW IN 1997: CONCRETE FRONT PORCH & STEPS, GARAGE DOOR, HOT WATER TANK. NEWER VINYL SIDING- NICE AREA AND YARD.

3. 2000-05-19
   soldstatus $50,000
4. 2000-02-22
   listed $54,000 327-char remark

   Show marketing remark (327 chars)

   BELMONT AVE. THRU INTERSECTION AT BELMONT & OHIO FOLLOW BELMONT ST. RIGHT ON KRINGS TO STOP SIGN, LEFT ONTO FREEDOM AVE. , HOME ON RIGHT. VERY NICE HOME. ALL PLASTER INTERIOR, HARDWOOD FLOORS THROUGHOUT, NEW IN 1997: CONCRETE FRONT PORCH & STEPS, GARAGE DOOR, HOT WATER TANK. NEWER VINYL SIDING- NICE AREA AND YARD.

ⓘ 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: $1,157 · $96/mo
• Projected year-2 tax: $1,249 · $104/mo
• Expected delta: +$92/yr (+$8/mo · 8.0%)

ⓘ 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 7 d/yr ≥93°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,811
• − Mortgage interest: −$4,756
• − Property taxes: −$1,157
• − Insurance: −$424
• − Repairs & maintenance: −$945
• − Management: −$945
• − Depreciation: −$2,470
• Taxable income: $1,114
• Est. tax owed @ 24.0%: −$267
• After-tax cash flow: $2,139/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 — Belmont

• Score: 71/100
• State rank: #725
• US rank: #7198

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment B Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Belmont, PA
• Population (ZIP): 16,283

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 (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 2% Black 2% Asian 1%
• Common ancestry: Romanian 10% Slovak 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 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: ▼ -96.96%
• Current HPI: 151.6715
• 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

+57.2% since first listed

4 events — show timeline

• 2026-05-18 Listed $84,900 CSMLS
• 2000-05-23 Sold (MLS) $50,000 CSMLS
• 2000-05-19 Sold (Public Records) $50,000 Public Records
• 2000-02-22 Listed $54,000 CSMLS

Property tax history

+0.9%/yr

Latest (2026): $1,157 · +0.0% YoY. Source: county tax records.