304 Maple Ave · Altoona, PA 16601

$39,900

2 bd · 1.0 ba · 1,152 sqft · SingleFamily · 46 Days on market

Built 1920 3,049 sqft lot $35/sqft · 54% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Attention investors! This project already has been started and is looking for your vision! This house features 2 bedrooms on the 2nd floor, and the potential for a bonus space on the 3rd floor. The full bath on the 2nd floor already has some beautiful tile work done. The first floor features a good size living room, a dining room with a bay window, a decent sized kitchen, and a small mud room that could be perfect for 1st floor laundry. Out back is a garage with two levels! The yard is almost completely fenced in. The front porch has plenty of space for relaxing. This one has a ton of potential - schedule your showing today to imagine how you could make it a show stopper!

Key facts

• Fenced yard
• Front porch
• 3,049 sq ft lot

Tags

• FENCED YARD
• FRONT PORCH

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $419 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($925 rent vs $40k).
• Recommended offer: $39k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.9% 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; 10 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $276 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y 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 $10k; list at $40k implies a 280% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $38,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 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 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.32% ✓
• Cap rate: 18.90%
• Cash-on-cash: 45.02%
• DSCR: 3.00
• GRM: 3.6

CMA / ARV

• ARV (median comp): $86,700
• List price: $39,900
• Delta: -53.98%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
207 Spruce Ave	0.15mi	2/1.5	1,108 (-4%)	7mo	$78,000	$70	79
323 Wopsononock Ave	0.32mi	3/1.5 (+1)	1,176 (+2%)	2mo	$190,000	$162	73
2109 9th St	0.33mi	3/1.0 (+1)	1,200 (+4%)	6mo	$122,500	$102	68
303 Cherry Ave	0.19mi	3/1.0 (+1)	1,232 (+7%)	11mo	$64,995	$53	65
908 26th Ave	0.49mi	3/1.0 (+1)	1,194 (+4%)	3mo	$162,000	$136	63
100 Maple Ave	0.18mi	3/1.0 (+1)	1,251 (+9%)	11mo	$30,000	$24	63
118 23rd Ave	0.27mi	3/1.0 (+1)	1,056 (-8%)	11mo	$97,900	$93	60
260 E Fairview Ave	0.64mi	3/1.0 (+1)	1,176 (+2%)	6mo	$180,000	$153	56
1013 16th Ave	0.46mi	2/1.0	995 (-14%)	6mo	$18,000	$18	51
117 E 25th Ave	0.40mi	3/1.5 (+1)	1,008 (-12%)	3mo	$145,000	$144	51
260 E Lincoln Ave	0.59mi	3/2.0 (+1)	1,300 (+13%)	5mo	$199,900	$154	37
1220-1224 28th Ave	0.74mi	2/1.0	986 (-14%)	9mo	$129,900	$132	34

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: 42.1%
• Equity multiple: 2.81×
• Total profit: $20,265
• Equity at exit: $5,949

10-year hold

• IRR: 48.3%
• Equity multiple: 5.67×
• Total profit: $52,166
• Equity at exit: $3,450

Cash invested: $11,172 (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: 3.6×

Monthly cashflow live

• Estimated rent: $925 high
• Mortgage (P&I): −$209
• Tax from tax record: −$86 /mo · $1,033/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$194
• Net cashflow: $419

Break-even live

Break-even rent $395

Max offer price $39,900

Occupancy floor 50%

Sensitivity live

Price	-10% $442	-5% $430	+0% $419	+5% $408	+10% $397
Rent	-10% $346	-5% $383	+0% $419	+5% $456	+10% $492
Rate	-1.0pp $439	-0.5pp $429	base $419	+0.5pp $409	+1.0pp $398

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1102 17th Ave Altoona, PA	3.0	1.0	1430	$899	$0.63	44d	1	0.48mi
100 College Park Dr Altoona, PA	2.0	2.0	940	$975	$1.04	44d	1	0.49mi
200 College Park Dr Altoona, PA	2.0	2.0	940	$975	$1.04	44d	1	0.52mi
212 College Park Dr Altoona, PA	2.0	2.0	950	$975	$1.03	44d	2	0.56mi
300 College Park Dr Altoona, PA	2.0	2.0	940	$975	$1.04	44d	1	0.56mi
400 College Park Dr Altoona, PA	2.0	2.0	940	$975	$1.04	44d	1	0.59mi
2708 Wehnwood Rd Altoona, PA	1.0–4.0	1.0–1.5	960	$733	$0.76	44d	5	0.94mi
1489 Washington Ave Altoona, PA	3.0	1.5	1050	$850	$0.81	44d	1	0.99mi
201 2nd Ave Unit 2nd Fl Altoona, PA	3.0	1.0	1244	$790	$0.64	44d	1	1.02mi
315 10th St Unit Rear- 1st Fl Altoona, PA	2.0	1.0	800	$1,100	$1.38	44d	1	1.05mi

Listing history 15 events

1. 2026-06-05
   statusdays on market $39,900 Pending 46 DOM
2. 2026-06-03
   days on market $39,900 Active 45 DOM
3. 2026-06-02
   days on market $39,900 Active 44 DOM
4. 2026-06-01
   days on market $39,900 Active 43 DOM
5. 2026-05-31
   days on market $39,900 Active 42 DOM
6. 2026-05-30
   days on market $39,900 Active 41 DOM
7. 2026-04-19
   listed $39,900 Active 680-char remark

   Show marketing remark (680 chars)

   Attention investors! This project already has been started and is looking for your vision! This house features 2 bedrooms on the 2nd floor, and the potential for a bonus space on the 3rd floor. The full bath on the 2nd floor already has some beautiful tile work done. The first floor features a good size living room, a dining room with a bay window, a decent sized kitchen, and a small mud room that could be perfect for 1st floor laundry. Out back is a garage with two levels! The yard is almost completely fenced in. The front porch has plenty of space for relaxing. This one has a ton of potential - schedule your showing today to imagine how you could make it a show stopper!

8. 2025-08-29
   soldstatus $10,500 Closed 268-char remark

   Show marketing remark (268 chars)

   Built in 1900, this two story home offers approximately 1032 finished square feet, two bedrooms and one full bath, unfinished basement, covered front porch and detached one car garage. This home sits on an approximate 3049 sqft lot. This home is in need of renovation.

9. 2025-07-24
   status Pending 268-char remark

   Show marketing remark (268 chars)

   Built in 1900, this two story home offers approximately 1032 finished square feet, two bedrooms and one full bath, unfinished basement, covered front porch and detached one car garage. This home sits on an approximate 3049 sqft lot. This home is in need of renovation.

10. 2025-07-15
    listed $10,600 Active 268-char remark

    Show marketing remark (268 chars)

    Built in 1900, this two story home offers approximately 1032 finished square feet, two bedrooms and one full bath, unfinished basement, covered front porch and detached one car garage. This home sits on an approximate 3049 sqft lot. This home is in need of renovation.

11. 2007-01-18
    soldstatus $34,900
12. 2006-11-28
    soldstatus $34,900
13. 2006-10-11
    listed $34,900
14. 2006-04-11
    listed $34,900
15. 1999-11-04
    soldstatus $13,000

ⓘ 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: $1,033 · $86/mo
• Projected year-2 tax: $1,033 · $86/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 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: $11,105
• − Mortgage interest: −$2,235
• − Property taxes: −$1,033
• − Insurance: −$200
• − Repairs & maintenance: −$888
• − Management: −$888
• − Depreciation: −$1,161
• Taxable income: $4,700
• Est. tax owed @ 24.0%: −$1,128
• After-tax cash flow: $3,901/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

+206.9% since first listed

9 events — show timeline

• 2026-04-19 Listed $39,900 AHARMLS
• 2025-08-29 Sold (MLS) $10,500 BRIGHT MLS
• 2025-07-24 Pending — BRIGHT MLS
• 2025-07-15 Listed $10,600 BRIGHT MLS
• 2007-01-18 Sold (Public Records) $34,900 Public Records
• 2006-11-28 Sold (MLS) $34,900 AHARMLS
• 2006-10-11 Listed $34,900 AHARMLS
• 2006-04-11 Listed $34,900 AHARMLS
• 1999-11-04 Sold (Public Records) $13,000 Public Records

Property tax history

-7.0%/yr

Latest (2025): $1,033 · +13.0% YoY. Source: county tax records.