1306 Virginia Ave · Johnstown, PA 15906

$44,900

2 bd · 1.5 ba · 1,050 sqft · SingleFamily · 23 Days on market

Built 1900 3,049 sqft lot Est $38k · 19% 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
• Appreciation +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

WHY PAY RENT WHEN YOU COULD OWN THIS 2 BEDROOM HOME IN THE CITY OF JOHNSTOWN'S 18TH WARD. .. this vinyl-sided home includes spacious living room and dining room - both with wall to wall carpeting and ceiling fans; kitchen with wood cabinets; and half bath on the main floor. The 2nd floor has 2 bedrooms and full bath. Basement includes laundry hook-ups and plenty of storage. Newer vinyl siding, metal roof, dual pane windows, and furnace. Covered porches and 2-car garage. Don't wait - it's time to get moving. Call today for all the details, to receive your TOUR PACKET, and to schedule an appointment for your private tour!

Key facts

• Vinyl sided home
• Metal roof
• Plenty of storage

Tags

• VINYL SIDED HOME
• NEW LAMINATE FLOORING
• UPDATED FULL BATH
• LAUNDRY HOOK UPS
• PLENTY OF STORAGE
• METAL ROOF

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $329 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($848 rent vs $45k).
• Recommended offer: $44k (1.5% below list) — sets the bar for market timing.

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: 47 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $310 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 $13k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $23k; list at $45k implies a 95% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $44,226 (1.5% below list)

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: 1.89% ✓
• Cap rate: 15.09%
• Cash-on-cash: 31.41%
• DSCR: 2.40
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $37,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
151 R Stackhouse St	0.11mi	2/1.0	1,024 (-2%)	2mo	$39,000	$38	87
161.5 Barron Ave	0.33mi	2/1.0	968 (-8%)	6mo	$25,000	$26	64
48 D St	0.25mi	2/1.0	1,127 (+7%)	12mo	$42,500	$38	64
120 D St	0.28mi	3/1.0 (+1)	1,008 (-4%)	15mo	$27,000	$27	61
405 Chandler Ave	0.74mi	2/1.0	1,056 (+1%)	3mo	$22,500	$21	60
192 Beatty Ave	0.47mi	2/1.0	1,000 (-5%)	13mo	$33,500	$34	57
217 Olds Ave	0.49mi	3/2.0 (+1)	1,148 (+9%)	8mo	$50,000	$44	48
612 Virginia Ave	0.45mi	2/1.0	1,162 (+11%)	18mo	$26,500	$23	45
190 Beatty Ave	0.47mi	2/1.0	896 (-15%)	10mo	$34,400	$38	43
166 Stone St	0.70mi	2/1.0	1,181 (+12%)	6mo	$42,000	$36	40
227 Grape Ave	0.62mi	2/1.0	946 (-10%)	18mo	$52,000	$55	38
222 Strayer St	0.67mi	3/1.0 (+1)	1,160 (+10%)	15mo	$34,900	$30	32

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: 26.3%
• Equity multiple: 2.09×
• Total profit: $13,712
• Equity at exit: $6,695

10-year hold

• IRR: 34.0%
• Equity multiple: 4.11×
• Total profit: $39,054
• Equity at exit: $3,882

Cash invested: $12,572 (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 15906

• Home prices YoY: -4.0%
• Active inventory: 47
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $848 high
• Mortgage (P&I): −$235
• Tax from tax record: −$87 /mo · $1,045/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $329

Break-even live

Break-even rent $432

Max offer price $44,900

Occupancy floor 56%

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: $11,225
• Closing costs: $1,347
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
207 Burkhard St Johnstown, PA	2.0	1.0	856	$825	$0.96	23d	1	0.43mi
213 Stone St Johnstown, PA	2.0	1.0	989	$1,100	$1.11	23d	1	0.75mi
444 Stone St Unit 444 Johnstown, PA	2.0	1.0	950	$700	$0.74	23d	1	0.78mi
444 Stone St Johnstown, PA	2.0	1.0	908	$700	$0.77	43d	1	0.80mi
459 Stone St Johnstown, PA	3.0	1.0	1120	$900	$0.80	23d	1	0.82mi

Listing history 9 events

1. 2026-04-16
   status Pending
2. 2026-03-24
   listed $44,900 Active
3. 2025-09-24
   status Pending 627-char remark

   Show marketing remark (627 chars)

   WHY PAY RENT WHEN YOU COULD OWN THIS 2 BEDROOM HOME IN THE CITY OF JOHNSTOWN'S 18TH WARD. .. this vinyl-sided home includes spacious living room and dining room - both with wall to wall carpeting and ceiling fans; kitchen with wood cabinets; and half bath on the main floor. The 2nd floor has 2 bedrooms and full bath. Basement includes laundry hook-ups and plenty of storage. Newer vinyl siding, metal roof, dual pane windows, and furnace. Covered porches and 2-car garage. Don't wait - it's time to get moving. Call today for all the details, to receive your TOUR PACKET, and to schedule an appointment for your private tour!

4. 2025-09-24
   soldstatus $23,000 Closed 627-char remark

   Show marketing remark (627 chars)

   WHY PAY RENT WHEN YOU COULD OWN THIS 2 BEDROOM HOME IN THE CITY OF JOHNSTOWN'S 18TH WARD. .. this vinyl-sided home includes spacious living room and dining room - both with wall to wall carpeting and ceiling fans; kitchen with wood cabinets; and half bath on the main floor. The 2nd floor has 2 bedrooms and full bath. Basement includes laundry hook-ups and plenty of storage. Newer vinyl siding, metal roof, dual pane windows, and furnace. Covered porches and 2-car garage. Don't wait - it's time to get moving. Call today for all the details, to receive your TOUR PACKET, and to schedule an appointment for your private tour!

5. 2025-09-24
   soldstatus $23,000

   Show marketing remark (627 chars)

   WHY PAY RENT WHEN YOU COULD OWN THIS 2 BEDROOM HOME IN THE CITY OF JOHNSTOWN'S 18TH WARD. .. this vinyl-sided home includes spacious living room and dining room - both with wall to wall carpeting and ceiling fans; kitchen with wood cabinets; and half bath on the main floor. The 2nd floor has 2 bedrooms and full bath. Basement includes laundry hook-ups and plenty of storage. Newer vinyl siding, metal roof, dual pane windows, and furnace. Covered porches and 2-car garage. Don't wait - it's time to get moving. Call today for all the details, to receive your TOUR PACKET, and to schedule an appointment for your private tour!

6. 2025-09-16
   status Active 627-char remark

   Show marketing remark (627 chars)

   WHY PAY RENT WHEN YOU COULD OWN THIS 2 BEDROOM HOME IN THE CITY OF JOHNSTOWN'S 18TH WARD. .. this vinyl-sided home includes spacious living room and dining room - both with wall to wall carpeting and ceiling fans; kitchen with wood cabinets; and half bath on the main floor. The 2nd floor has 2 bedrooms and full bath. Basement includes laundry hook-ups and plenty of storage. Newer vinyl siding, metal roof, dual pane windows, and furnace. Covered porches and 2-car garage. Don't wait - it's time to get moving. Call today for all the details, to receive your TOUR PACKET, and to schedule an appointment for your private tour!

7. 2025-07-20
   status Pending 627-char remark

   Show marketing remark (627 chars)

   WHY PAY RENT WHEN YOU COULD OWN THIS 2 BEDROOM HOME IN THE CITY OF JOHNSTOWN'S 18TH WARD. .. this vinyl-sided home includes spacious living room and dining room - both with wall to wall carpeting and ceiling fans; kitchen with wood cabinets; and half bath on the main floor. The 2nd floor has 2 bedrooms and full bath. Basement includes laundry hook-ups and plenty of storage. Newer vinyl siding, metal roof, dual pane windows, and furnace. Covered porches and 2-car garage. Don't wait - it's time to get moving. Call today for all the details, to receive your TOUR PACKET, and to schedule an appointment for your private tour!

8. 2025-07-09
   listed $29,900 Active 627-char remark

   Show marketing remark (627 chars)

   WHY PAY RENT WHEN YOU COULD OWN THIS 2 BEDROOM HOME IN THE CITY OF JOHNSTOWN'S 18TH WARD. .. this vinyl-sided home includes spacious living room and dining room - both with wall to wall carpeting and ceiling fans; kitchen with wood cabinets; and half bath on the main floor. The 2nd floor has 2 bedrooms and full bath. Basement includes laundry hook-ups and plenty of storage. Newer vinyl siding, metal roof, dual pane windows, and furnace. Covered porches and 2-car garage. Don't wait - it's time to get moving. Call today for all the details, to receive your TOUR PACKET, and to schedule an appointment for your private tour!

9. 2005-08-12
   soldstatus $12,000

ⓘ 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: $1,045 · $87/mo
• Projected year-2 tax: $1,045 · $87/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 8 d/yr ≥96°F today · 19 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: $10,181
• − Mortgage interest: −$2,515
• − Property taxes: −$1,045
• − Insurance: −$224
• − Repairs & maintenance: −$815
• − Management: −$815
• − Depreciation: −$1,306
• Taxable income: $3,462
• Est. tax owed @ 24.0%: −$831
• After-tax cash flow: $3,118/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): 9,654

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 (79%)
• Race & ethnicity: White 79% Black 11% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Romanian 8% Polish 2% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -3.26%
• Current HPI: 77.6797
• 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

+274.2% since first listed

9 events — show timeline

• 2026-04-16 Pending — CSMLS
• 2026-03-24 Listed $44,900 CSMLS
• 2025-09-24 Pending — CSMLS
• 2025-09-24 Sold (Public Records) $23,000 Public Records
• 2025-09-24 Sold (MLS) $23,000 CSMLS
• 2025-09-16 Relisted — CSMLS
• 2025-07-20 Pending — CSMLS
• 2025-07-09 Listed $29,900 CSMLS
• 2005-08-12 Sold (Public Records) $12,000 Public Records

Property tax history

+0.2%/yr

Latest (2026): $1,045 · +0.0% YoY. Source: county tax records.