1614 20th Ave · Altoona, PA 16601

$112,900

3 bd · 2.0 ba · 1,444 sqft · SingleFamily · 94 Days on market

Built 1921 3,484 sqft lot Est $124k · 9% under

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Why this score? — see what drove the D+ 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 +14.5/30.0
• ARV discount +11.6/15.0
• DSCR +4.4/10.0
• Livability +4.0/5.0
• 1% rule +3.8/10.0
• 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

1st floor full bath and laundry. Oak kitchen with laminate flooring. 2 large bedrooms and full bath on 2nd floor. Finished 3rd floor. Fenced yard and off street parking in rear. Wood siding on exterior 3 sides - rear has vinyl siding. Please excuse all the boxes as owner is packing to move.

Key facts

• Finished third floor
• Fully fenced-in yard
• Off-street parking

Tags

• UPDATED EAT-IN KITCHEN
• FIRST-FLOOR LAUNDRY
• FULL BATHROOM ON MAIN LEVEL
• FINISHED THIRD FLOOR
• FULLY FENCED-IN YARD
• OFF-STREET PARKING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $113k.

Deal economics

• At list price, monthly cash flow is $25 ($300/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 (11.6% below list).
• Recommended offer: $100k (11.6% 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; 10 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 $781 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

• It's been on market 94 days — a 9% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $93k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1921 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,801 (11.6% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1921 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.88% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.95%
• DSCR: 1.04
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $124,184
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1614 20th Ave	0.00mi	3/2.0	1,444 (0%)	0mo	$115,000	$80	100
2020 16th Ave	0.29mi	3/1.5	1,419 (-2%)	3mo	$125,000	$88	79
1308 17th Ave	0.31mi	3/2.0	1,483 (+3%)	5mo	$54,800	$37	77
2501 15th St	0.31mi	3/1.5	1,370 (-5%)	0mo	$122,500	$89	75
1222 19th Ave	0.33mi	2/2.0 (-1)	1,450 (+0%)	6mo	$32,504	$22	74
1605 22nd Ave	0.10mi	3/1.0	1,621 (+12%)	1mo	$139,900	$86	70
1415 Washington Ave	0.25mi	2/1.0 (-1)	1,497 (+4%)	6mo	$44,000	$29	68
1406 20th Ave	0.18mi	4/1.0 (+1)	1,558 (+8%)	4mo	$27,000	$17	66
1225 19th Ave	0.33mi	3/2.0	1,600 (+11%)	2mo	$138,500	$87	65
511 26th Ave	0.71mi	3/2.0	1,438 (-0%)	5mo	$163,000	$113	62
2715 16th St	0.46mi	3/1.5	1,365 (-6%)	7mo	$135,000	$99	62
2015 12th Ave	0.46mi	3/1.0	1,309 (-9%)	5mo	$80,000	$61	55

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: -14.8%
• Equity multiple: 0.47×
• Total profit: $-16,696
• Equity at exit: $16,834

10-year hold

• IRR: -6.1%
• Equity multiple: 0.61×
• Total profit: $-12,468
• Equity at exit: $9,762

Cash invested: $31,612 (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: 9.4×

Monthly cashflow live

• Estimated rent: $998 high
• Mortgage (P&I): −$592
• Tax from tax record: −$124 /mo · $1,492/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $25

Break-even live

Break-even rent $966

Max offer price $112,900

Occupancy floor 92%

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: $28,225
• Closing costs: $3,387
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1489 Washington Ave Altoona, PA	3.0	1.5	1050	$850	$0.81	43d	1	0.10mi
1326 14th Ave Altoona, PA	3.0	1.0	1600	$1,150	$0.72	43d	1	0.36mi
2015 12th Ave Altoona, PA	3.0	1.0	1600	$1,200	$0.75	43d	1	0.44mi
1102 17th Ave Altoona, PA	3.0	1.0	1430	$899	$0.63	43d	1	0.47mi
100 College Park Dr Altoona, PA	2.0	2.0	940	$975	$1.04	43d	1	1.09mi
200 College Park Dr Altoona, PA	2.0	2.0	940	$975	$1.04	43d	1	1.10mi
212 College Park Dr Altoona, PA	2.0	2.0	950	$975	$1.03	43d	2	1.11mi
300 College Park Dr Altoona, PA	2.0	2.0	940	$975	$1.04	43d	1	1.11mi
400 College Park Dr Altoona, PA	2.0	2.0	940	$975	$1.04	43d	1	1.12mi
201 2nd Ave Unit 2nd Fl Altoona, PA	3.0	1.0	1244	$790	$0.64	43d	1	1.48mi

Listing history 14 events

1. 2026-04-25
   status Pending
2. 2026-04-08
   price $112,900
3. 2026-03-27
   status Active
4. 2026-01-31
   status Pending
5. 2026-01-05
   status Active
6. 2025-12-05
   status Pending
7. 2025-11-11
   status Active
8. 2025-09-29
   status Pending
9. 2025-09-22
   price $117,900
10. 2025-09-14
    listed $122,900 Active
11. 2022-03-25
    soldstatus $93,000 291-char remark

    Show marketing remark (291 chars)

    1st floor full bath and laundry. Oak kitchen with laminate flooring. 2 large bedrooms and full bath on 2nd floor. Finished 3rd floor. Fenced yard and off street parking in rear. Wood siding on exterior 3 sides - rear has vinyl siding. Please excuse all the boxes as owner is packing to move.

12. 2022-02-08
    listed $93,000 291-char remark

    Show marketing remark (291 chars)

    1st floor full bath and laundry. Oak kitchen with laminate flooring. 2 large bedrooms and full bath on 2nd floor. Finished 3rd floor. Fenced yard and off street parking in rear. Wood siding on exterior 3 sides - rear has vinyl siding. Please excuse all the boxes as owner is packing to move.

13. 1992-07-01
    soldstatus $23,500
14. 1978-08-01
    soldstatus $7,200

ⓘ 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: $1,492 · $124/mo
• Projected year-2 tax: $1,638 · $136/mo
• Expected delta: +$146/yr (+$12/mo · 9.8%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 18 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: $11,976
• − Mortgage interest: −$6,324
• − Property taxes: −$1,492
• − Insurance: −$564
• − Repairs & maintenance: −$958
• − Management: −$958
• − Depreciation: −$3,284
• Taxable loss: −$1,605
• Est. tax savings @ 24.0%: +$385
• After-tax cash flow: $685/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

+1468.1% since first listed

14 events — show timeline

• 2026-04-25 Pending — AHARMLS
• 2026-04-08 Price Changed $112,900 AHARMLS
• 2026-03-27 Relisted — AHARMLS
• 2026-01-31 Pending — AHARMLS
• 2026-01-05 Relisted — AHARMLS
• 2025-12-05 Pending — AHARMLS
• 2025-11-11 Relisted — AHARMLS
• 2025-09-29 Pending — AHARMLS
• 2025-09-22 Price Changed $117,900 AHARMLS
• 2025-09-14 Listed $122,900 AHARMLS
• 2022-03-25 Sold (MLS) $93,000 AHARMLS
• 2022-02-08 Listed $93,000 AHARMLS
• 1992-07-01 Sold (Public Records) $23,500 Public Records
• 1978-08-01 Sold (Public Records) $7,200 Public Records

Property tax history

-2.5%/yr

Latest (2025): $1,492 · +13.0% YoY. Source: county tax records.