1092 Church Ave · Johnstown, PA 15901

$49,900

3 bd · 1.0 ba · 980 sqft · SingleFamily · 11 Days on market

Built 1900 3,354 sqft lot Est $40k · 24% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.3/10.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Unique move-in ready half-duplex located in a quiet, well-established neighborhood in Conemaugh Borough, Johnstown. Situated on a rare double lot with dual street access, this property offers a long, graded yard, convenient street parking, and an off-street parking pad for two vehicles. This three-bedroom home is available furnished and features a comfortable open-concept layout with freshly painted living and dining areas, newer carpeting, a full kitchen with included stove and refrigerator, ample cabinet space, and a large dining island with bar-stool seating — great for entertaining. The home blends vintage charm with contemporary furnishings and thoughtful design touches throughout. Smoke-free and pet-free environment. Additional features include generous closet and storage space, a large partially finished basement with updated breaker box, built-in workshop and shelving, washer and dryer, plus an additional basement shower and toilet. A spacious stand-up attic offers potential for future expansion or an additional bedroom. The property also features a newer metal roof, wrap-around porch, completed lateral sewer work, newer reinforced retaining wall, and professionally installed safety railings for added peace of mind. Outside, the oversized yard includes established landscaping with flower beds, a plum tree, trellised grapevine, strawberry patch, perennial herbs, and a striking iris garden that adds curb appeal throughout the growing season. This solid property offers excellent potential as a starter home, downsizing option, or investment property with immediate rental potential — offering both immediate comfort and long-term potential. Quick possession possible. Serious inquiries welcomed.

Key facts

• Vintage furnishings
• Custom artwork
• Fully furnished

Tags

• FULLY FURNISHED
• RETRO KITCHEN SEATING
• CUSTOM ARTWORK
• VINTAGE FURNISHINGS
• INVITING LIVING SPACES
• 2 STORIES PLUS ATTIC SPACE

Property features AI

Exterior

• Parking: Off-street parking; On-street parking
• Utilities: Public water; Public sewer / sewer available
• Home design: Single-family residence; Residential zoning; 2-story
• Construction: Vinyl siding; Block construction; Metal roof; Unfinished basement
• Exterior features: Covered porch; Partial fencing; Rectangular lot; City street frontage; Public maintained road

Interior

• Kitchen: Dishwasher; Range / Oven; Microwave; Refrigerator; Range hood; Freezer
• Flooring: Hardwood; Wood; Carpet; Linoleum
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heating; Radiant heating; Natural gas heating; Window air conditioning units
• Interior features: High-speed internet available; Built-in bookcases
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $369 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($900 rent vs $50k).

Location & tenants

• Location reads 77/100 on livability (#363 in PA, #3,168 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools D+, crime F, employment 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: 20 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $345 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

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

Recommended offer $49,900

Questions for the listing agent

1. Built in 1900 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.80% ✓
• Cap rate: 15.17%
• Cash-on-cash: 31.72%
• DSCR: 2.41
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $40,180
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
214 Maple Ave	0.22mi	2/1.0 (-1)	1,056 (+8%)	2mo	$27,000	$26	70
992 Cushon	0.47mi	3/1.5	950 (-3%)	12mo	$210,000	$221	61
R 501 Main St	0.70mi	2/1.0 (-1)	990 (+1%)	22mo	$30,000	$30	42
536 Woodvale Ave	0.60mi	2/1.5 (-1)	1,052 (+7%)	14mo	$26,500	$25	41
433 Figg Ave	0.55mi	3/1.0	1,101 (+12%)	17mo	$45,000	$41	40
62 Vogel St	0.51mi	3/1.5	1,080 (+10%)	24mo	$45,000	$42	37

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: 26.7%
• Equity multiple: 2.11×
• Total profit: $15,447
• Equity at exit: $7,440

10-year hold

• IRR: 34.3%
• Equity multiple: 4.13×
• Total profit: $43,786
• Equity at exit: $4,314

Cash invested: $13,972 (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 15901

• Home prices YoY: -5.5%
• Active inventory: 20
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $900 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$59 /mo · $711/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $369

Break-even live

Break-even rent $433

Max offer price $49,900

Occupancy floor 54%

Sensitivity live

Price	-10% $398	-5% $383	+0% $369	+5% $355	+10% $341
Rent	-10% $298	-5% $334	+0% $369	+5% $405	+10% $440
Rate	-1.0pp $394	-0.5pp $382	base $369	+0.5pp $356	+1.0pp $343

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
412 Oak St Unit 1 Johnstown, PA	2.0	1.0	1100	$900	$0.82	45d	1	1.07mi

Listing history 8 events

1. 2026-06-03
   status $49,900 Pending 11 DOM
2. 2026-06-02
   days on market $49,900 Active 11 DOM
3. 2026-06-01
   days on market $49,900 Active 10 DOM
4. 2026-05-31
   days on market $49,900 Active 9 DOM
5. 2026-05-30
   days on market $49,900 Active 8 DOM
6. 2026-05-23
   listed $49,900 Active
7. 2026-05-13
   status Under Contract 1763-char remark

   Show marketing remark (1763 chars)

   Unique move-in ready half-duplex located in a quiet, well-established neighborhood in Conemaugh Borough, Johnstown. Situated on a rare double lot with dual street access, this property offers a long, graded yard, convenient street parking, and an off-street parking pad for two vehicles. This three-bedroom home is available furnished and features a comfortable open-concept layout with freshly painted living and dining areas, newer carpeting, a full kitchen with included stove and refrigerator, ample cabinet space, and a large dining island with bar-stool seating — great for entertaining. The home blends vintage charm with contemporary furnishings and thoughtful design touches throughout. Smoke-free and pet-free environment. Additional features include generous closet and storage space, a large partially finished basement with updated breaker box, built-in workshop and shelving, washer and dryer, plus an additional basement shower and toilet. A spacious stand-up attic offers potential for future expansion or an additional bedroom. The property also features a newer metal roof, wrap-around porch, completed lateral sewer work, newer reinforced retaining wall, and professionally installed safety railings for added peace of mind. Outside, the oversized yard includes established landscaping with flower beds, a plum tree, trellised grapevine, strawberry patch, perennial herbs, and a striking iris garden that adds curb appeal throughout the growing season. This solid property offers excellent potential as a starter home, downsizing option, or investment property with immediate rental potential — offering both immediate comfort and long-term potential. Quick possession possible. Serious inquiries welcomed.

8. 2026-05-12
   listed $35,000 Active 1763-char remark

   Show marketing remark (1763 chars)

   Unique move-in ready half-duplex located in a quiet, well-established neighborhood in Conemaugh Borough, Johnstown. Situated on a rare double lot with dual street access, this property offers a long, graded yard, convenient street parking, and an off-street parking pad for two vehicles. This three-bedroom home is available furnished and features a comfortable open-concept layout with freshly painted living and dining areas, newer carpeting, a full kitchen with included stove and refrigerator, ample cabinet space, and a large dining island with bar-stool seating — great for entertaining. The home blends vintage charm with contemporary furnishings and thoughtful design touches throughout. Smoke-free and pet-free environment. Additional features include generous closet and storage space, a large partially finished basement with updated breaker box, built-in workshop and shelving, washer and dryer, plus an additional basement shower and toilet. A spacious stand-up attic offers potential for future expansion or an additional bedroom. The property also features a newer metal roof, wrap-around porch, completed lateral sewer work, newer reinforced retaining wall, and professionally installed safety railings for added peace of mind. Outside, the oversized yard includes established landscaping with flower beds, a plum tree, trellised grapevine, strawberry patch, perennial herbs, and a striking iris garden that adds curb appeal throughout the growing season. This solid property offers excellent potential as a starter home, downsizing option, or investment property with immediate rental potential — offering both immediate comfort and long-term potential. Quick possession possible. Serious inquiries welcomed.

ⓘ 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: $711 · $59/mo
• Projected year-2 tax: $750 · $62/mo
• Expected delta: +$39/yr (+$3/mo · 5.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 18 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: $10,800
• − Mortgage interest: −$2,795
• − Property taxes: −$711
• − Insurance: −$250
• − Repairs & maintenance: −$864
• − Management: −$864
• − Depreciation: −$1,452
• Taxable income: $3,865
• Est. tax owed @ 24.0%: −$928
• After-tax cash flow: $3,504/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 — Johnstown

• Score: 77/100
• State rank: #363
• US rank: #3168

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Johnstown, PA
• City population: 30,791
• Population (ZIP): 3,466

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 (68%)
• Race & ethnicity: White 68% Black 16% Hispanic / Latino 11% Two or more races 6% Native American 1%
• Hispanic origin (detail): Puerto Rican 8% Dominican 1%
• Common ancestry: Romanian 11% Slovak 2% Serbian 2%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -5.41%
• Current HPI: 92.1212
• 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

+42.6% since first listed

3 events — show timeline

• 2026-05-23 Listed $49,900 CSMLS
• 2026-05-13 Pending — FSBO.com
• 2026-05-12 Listed $35,000 FSBO.com

Property tax history

+0.2%/yr

Latest (2026): $711 · +0.0% YoY. Source: county tax records.