2216 4th St · Altoona, PA 16601

$114,900

3 bd · 1.0 ba · 1,977 sqft · SingleFamily · 81 Days on market

Built 1970 3,049 sqft lot $58/sqft · 30% below area Est $164k · 30% 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 +15.9/30.0
• ARV discount +15.0/15.0
• DSCR +4.9/10.0
• 1% rule +4.2/10.0
• 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

This updated two-story home is move-in ready and features three bedrooms and one full bathroom. The main floor includes a living room, a dining room, and a kitchen. With a functional layout and fresh updates throughout, this property is prepared for its next owners.

Key facts

• 3,049 sq ft lot
• Built 1970
• Listed 81 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $54 ($647/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 $105k (8.4% below list).
• Recommended offer: $105k (8.4% 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; 4 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 $794 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 81 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 25y ago; this cycle's ask has dropped $20k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $115k implies a 228% gain — meaningful room to come down on a strong offer.

Recommended offer $105,218 (8.4% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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: 0.92% ✗
• Cap rate: 6.86%
• Cash-on-cash: 2.01%
• DSCR: 1.09
• GRM: 9.1

CMA / ARV

• ARV (median comp): $163,876
• List price: $114,900
• Delta: -29.89%
• 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
1904 4th St	0.21mi	4/1.0 (+1)	2,076 (+5%)	2mo	$94,000	$45	75
308 27th Ave	0.25mi	3/1.5	1,840 (-7%)	0mo	$159,900	$87	74
208 23rd Ave	0.13mi	3/2.0	1,788 (-10%)	2mo	$212,500	$119	72
2714 3rd St	0.29mi	3/1.5	1,824 (-8%)	1mo	$174,000	$95	71
1009 22nd Ave	0.31mi	3/1.5	1,791 (-9%)	1mo	$75,000	$42	67
220 27th Ave	0.27mi	3/1.0	1,732 (-12%)	3mo	$142,500	$82	65
1315 21st Ave	0.58mi	4/2.0 (+1)	1,968 (-0%)	2mo	$160,000	$81	61
1008 21st Ave	0.32mi	4/1.0 (+1)	1,749 (-12%)	2mo	$59,500	$34	59
2408 12th St	0.41mi	3/1.5	1,707 (-14%)	1mo	$230,000	$135	55
1419 21st Ave	0.67mi	3/1.5	1,862 (-6%)	3mo	$116,250	$62	55
1329-31 21st Ave	0.62mi	3/1.5	1,786 (-10%)	3mo	$195,000	$109	51
2809 13th St	0.61mi	4/2.0 (+1)	1,812 (-8%)	1mo	$235,000	$130	48

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: -13.1%
• Equity multiple: 0.53×
• Total profit: $-15,177
• Equity at exit: $17,132

10-year hold

• IRR: -4.1%
• Equity multiple: 0.73×
• Total profit: $-8,769
• Equity at exit: $9,934

Cash invested: $32,172 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,052 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$127 /mo · $1,522/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $54

Break-even live

Break-even rent $984

Max offer price $114,900

Occupancy floor 90%

Sensitivity live

Price	-10% $119	-5% $86	+0% $54	+5% $21	+10% $-11
Rent	-10% $-29	-5% $12	+0% $54	+5% $96	+10% $137
Rate	-1.0pp $112	-0.5pp $83	base $54	+0.5pp $24	+1.0pp $-6

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1102 17th Ave Altoona, PA	3.0	1.0	1430	$899	$0.63	45d	1	0.51mi
1326 14th Ave Altoona, PA	3.0	1.0	1600	$1,150	$0.72	45d	1	0.79mi
201 2nd Ave Unit 2nd Fl Altoona, PA	3.0	1.0	1244	$790	$0.64	45d	1	1.24mi
2015 12th Ave Altoona, PA	3.0	1.0	1600	$1,200	$0.75	45d	1	1.25mi

Listing history 31 events

1. 2026-06-21
   days on market $114,900 Active 81 DOM
2. 2026-06-19
   days on market $114,900 Active 79 DOM
3. 2026-06-18
   days on market $114,900 Active 78 DOM
4. 2026-06-17
   days on market $114,900 Active 77 DOM
5. 2026-06-16
   days on market $114,900 Active 76 DOM
6. 2026-06-15
   days on market $114,900 Active 75 DOM
7. 2026-06-14
   days on market $114,900 Active 73 DOM
8. 2026-06-13
   days on market $114,900 Active 72 DOM
9. 2026-06-10
   days on market $114,900 Active 70 DOM
10. 2026-06-09
    days on market $114,900 Active 69 DOM
11. 2026-06-08
    days on market $114,900 Active 68 DOM
12. 2026-06-07
    days on market $114,900 Active 67 DOM
13. 2026-06-05
    days on market $114,900 Active 64 DOM
14. 2026-06-03
    days on market $114,900 Active 63 DOM
15. 2026-06-02
    pricedays on market $114,900 Active 62 DOM
16. 2026-06-01
    days on market $119,900 Active 61 DOM
17. 2026-05-31
    days on market $119,900 Active 60 DOM
18. 2026-05-30
    days on market $119,900 Active 59 DOM
19. 2026-05-17
    price $119,900 266-char remark

    Show marketing remark (266 chars)

    This updated two-story home is move-in ready and features three bedrooms and one full bathroom. The main floor includes a living room, a dining room, and a kitchen. With a functional layout and fresh updates throughout, this property is prepared for its next owners.

20. 2026-04-24
    price $124,900 266-char remark

    Show marketing remark (266 chars)

    This updated two-story home is move-in ready and features three bedrooms and one full bathroom. The main floor includes a living room, a dining room, and a kitchen. With a functional layout and fresh updates throughout, this property is prepared for its next owners.

21. 2026-04-14
    price $129,900 266-char remark

    Show marketing remark (266 chars)

    This updated two-story home is move-in ready and features three bedrooms and one full bathroom. The main floor includes a living room, a dining room, and a kitchen. With a functional layout and fresh updates throughout, this property is prepared for its next owners.

22. 2026-04-01
    listed $135,000 Active 266-char remark

    Show marketing remark (266 chars)

    This updated two-story home is move-in ready and features three bedrooms and one full bathroom. The main floor includes a living room, a dining room, and a kitchen. With a functional layout and fresh updates throughout, this property is prepared for its next owners.

23. 2026-02-15
    historical $1,000
24. 2025-12-05
    listed $1,000
25. 2024-11-21
    historical $1,000
26. 2024-11-13
    listed $1,000
27. 2024-11-02
    price $120,000
28. 2001-07-07
    soldstatus $35,000
29. 2001-07-05
    soldstatus $35,000
30. 2001-03-26
    listed $39,900
31. 1998-05-01
    soldstatus $26,400

ⓘ 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: $1,522 · $127/mo
• Projected year-2 tax: $1,669 · $139/mo
• Expected delta: +$147/yr (+$12/mo · 9.6%)

ⓘ 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 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: $12,626
• − Mortgage interest: −$6,436
• − Property taxes: −$1,522
• − Insurance: −$574
• − Repairs & maintenance: −$1,010
• − Management: −$1,010
• − Depreciation: −$3,343
• Taxable loss: −$1,270
• Est. tax savings @ 24.0%: +$305
• After-tax cash flow: $952/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

+354.2% since first listed

13 events — show timeline

• 2026-05-17 Price Changed $119,900 AHARMLS
• 2026-04-24 Price Changed $124,900 AHARMLS
• 2026-04-14 Price Changed $129,900 AHARMLS
• 2026-04-01 Listed $135,000 AHARMLS
• 2026-02-15 Rental Removed $1,000 RENTEC
• 2025-12-05 Listed for Rent $1,000 RENTEC
• 2024-11-21 Rental Removed $1,000 RENTEC
• 2024-11-13 Listed for Rent $1,000 RENTEC
• 2024-11-02 Price Changed $120,000 AHARMLS
• 2001-07-07 Sold (MLS) $35,000 AHARMLS
• 2001-07-05 Sold (Public Records) $35,000 Public Records
• 2001-03-26 Listed $39,900 AHARMLS
• 1998-05-01 Sold (Public Records) $26,400 Public Records

Property tax history

-5.7%/yr

Latest (2025): $1,522 · +13.0% YoY. Source: county tax records.