2001 5th St · Altoona, PA 16601

$95,000

3 bd · 1.0 ba · 1,106 sqft · SingleFamily · 121 Days on market

Built 1945 1,742 sqft lot Est $113k · 16% under

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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 +22.0/30.0
• ARV discount +14.6/15.0
• DSCR +7.0/10.0
• 1% rule +5.4/10.0
• 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

MOVE IN READY! New siding, beautiful tiled bathroom, new floors, new paint, and many more upgrades. Come check out this 3 bedroom house on a corner lot. Open concept with appliances included.

Key facts

• Off street parking
• Side yard
• Corner lot

Tags

• CORNER LOT
• SIDE YARD
• OFF STREET PARKING
• SCREENED IN FRONT PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $152 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($989 rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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 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 $657 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 121 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 25y ago; this cycle's ask has dropped $25k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 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 1945 — 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: 1.04% ✓
• Cap rate: 8.21%
• Cash-on-cash: 6.84%
• DSCR: 1.30
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $112,812
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2109 9th St	0.15mi	3/1.0	1,200 (+8%)	5mo	$122,500	$102	74
323 Wopsononock Ave	0.26mi	3/1.5	1,176 (+6%)	2mo	$190,000	$162	74
207 Spruce Ave	0.32mi	2/1.5 (-1)	1,108 (+0%)	7mo	$78,000	$70	72
908 26th Ave	0.34mi	3/1.0	1,194 (+8%)	3mo	$162,000	$136	68
118 23rd Ave	0.34mi	3/1.0	1,056 (-4%)	11mo	$97,900	$93	68
117 E 25th Ave	0.47mi	3/1.5	1,008 (-9%)	3mo	$145,000	$144	59
303 Cherry Ave	0.32mi	3/1.0	1,232 (+11%)	11mo	$64,995	$53	57
1013 16th Ave	0.38mi	2/1.0 (-1)	995 (-10%)	6mo	$18,000	$18	56
100 Maple Ave	0.35mi	3/1.0	1,251 (+13%)	11mo	$30,000	$24	52
260 E Fairview Ave	0.69mi	3/1.0	1,176 (+6%)	6mo	$180,000	$153	52
502 27th Ave	0.38mi	3/1.0	960 (-13%)	11mo	$85,000	$89	52
1220-1224 28th Ave	0.58mi	2/1.0 (-1)	986 (-11%)	9mo	$129,900	$132	43

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: -5.8%
• Equity multiple: 0.78×
• Total profit: $-5,735
• Equity at exit: $14,165

10-year hold

• IRR: 3.8%
• Equity multiple: 1.28×
• Total profit: $7,440
• Equity at exit: $8,214

Cash invested: $26,600 (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: 8.0×

Monthly cashflow live

• Estimated rent: $989 high
• Mortgage (P&I): −$498
• Tax from tax record: −$92 /mo · $1,104/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $152

Break-even live

Break-even rent $797

Max offer price $95,000

Occupancy floor 80%

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: $23,750
• Closing costs: $2,850
• 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	43d	1	0.37mi
100 College Park Dr Altoona, PA	2.0	2.0	940	$975	$1.04	43d	1	0.47mi
200 College Park Dr Altoona, PA	2.0	2.0	940	$975	$1.04	43d	1	0.49mi
212 College Park Dr Altoona, PA	2.0	2.0	950	$975	$1.03	43d	2	0.52mi
300 College Park Dr Altoona, PA	2.0	2.0	940	$975	$1.04	43d	1	0.53mi
400 College Park Dr Altoona, PA	2.0	2.0	940	$975	$1.04	43d	1	0.55mi
1489 Washington Ave Altoona, PA	3.0	1.5	1050	$850	$0.81	43d	1	0.85mi
2708 Wehnwood Rd Altoona, PA	1.0–4.0	1.0–1.5	960	$967	$1.01	43d	5	1.01mi
315 10th St Unit Rear- 1st Fl Altoona, PA	2.0	1.0	800	$1,100	$1.38	43d	1	1.07mi
201 2nd Ave Unit 2nd Fl Altoona, PA	3.0	1.0	1244	$790	$0.64	43d	1	1.13mi

Listing history 20 events

1. 2026-03-04
   soldstatus $89,350
2. 2026-01-31
   status Pending
3. 2025-12-02
   price $95,000
4. 2025-11-03
   price $99,000
5. 2025-10-06
   price $110,000
6. 2025-10-02
   listed $119,900 Active
7. 2020-11-09
   soldstatus $63,000
8. 2020-11-05
   soldstatus $63,000 191-char remark

   Show marketing remark (191 chars)

   MOVE IN READY! New siding, beautiful tiled bathroom, new floors, new paint, and many more upgrades. Come check out this 3 bedroom house on a corner lot. Open concept with appliances included.

9. 2020-09-14
   listed $65,000 191-char remark

   Show marketing remark (191 chars)

   MOVE IN READY! New siding, beautiful tiled bathroom, new floors, new paint, and many more upgrades. Come check out this 3 bedroom house on a corner lot. Open concept with appliances included.

10. 2010-04-05
    soldstatus $34,900
11. 2010-04-05
    soldstatus $31,383
12. 2009-08-24
    listed $34,900
13. 2006-03-03
    soldstatus $25,000
14. 2006-03-03
    soldstatus $25,000
15. 2006-03-03
    soldstatus $25,000
16. 2005-12-12
    listed $27,900
17. 2003-02-25
    soldstatus $23,000
18. 2003-02-25
    soldstatus $23,000
19. 2002-07-05
    listed $25,900
20. 2001-11-26
    listed $33,900

ⓘ 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: $1,104 · $92/mo
• Projected year-2 tax: $1,302 · $109/mo
• Expected delta: +$199/yr (+$17/mo · 18.0%)

ⓘ 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 ≥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: $11,870
• − Mortgage interest: −$5,321
• − Property taxes: −$1,104
• − Insurance: −$475
• − Repairs & maintenance: −$950
• − Management: −$950
• − Depreciation: −$2,764
• Taxable income: $307
• Est. tax owed @ 24.0%: −$74
• After-tax cash flow: $1,747/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

+163.6% since first listed

20 events — show timeline

• 2026-03-04 Sold (Public Records) $89,350 Public Records
• 2026-01-31 Pending — AHARMLS
• 2025-12-02 Price Changed $95,000 AHARMLS
• 2025-11-03 Price Changed $99,000 AHARMLS
• 2025-10-06 Price Changed $110,000 AHARMLS
• 2025-10-02 Listed $119,900 AHARMLS
• 2020-11-09 Sold (Public Records) $63,000 Public Records
• 2020-11-05 Sold (MLS) $63,000 AHARMLS
• 2020-09-14 Listed $65,000 AHARMLS
• 2010-04-05 Sold (Public Records) $31,383 Public Records
• 2010-04-05 Sold (MLS) $34,900 AHARMLS
• 2009-08-24 Listed $34,900 AHARMLS
• 2006-03-03 Sold (Public Records) $25,000 Public Records
• 2006-03-03 Sold (Public Records) $25,000 Public Records
• 2006-03-03 Sold (MLS) $25,000 AHARMLS
• 2005-12-12 Listed $27,900 AHARMLS
• 2003-02-25 Sold (Public Records) $23,000 Public Records
• 2003-02-25 Sold (MLS) $23,000 AHARMLS
• 2002-07-05 Listed $25,900 AHARMLS
• 2001-11-26 Listed $33,900 AHARMLS

Property tax history

-7.0%/yr

Latest (2025): $1,104 · +13.0% YoY. Source: county tax records.