2520 W Chestnut Ave · Altoona, PA 16601

$44,900

3 bd · 1.0 ba · — sqft · SingleFamily · 24 Days on market

Built 1900 3,049 sqft lot

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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

Investment opportunity in Altoona! This gutted property at 2520 W Chestnut Ave offers a blank slate for investors, contractors, or rehab buyers looking for their next renovation project. Home is being sold strictly AS-IS and will require substantial repairs and improvements. Buyer to perform all due diligence regarding zoning, permitted uses, lot boundaries/survey, utilities, square footage, condition, taxes, and future occupancy requirements. Public water and sewer believed available, but buyer should independently verify all utility connections and status. Property features approximately 3 bedrooms and 2 bathrooms (buyer to confirm). Cash or renovation financing required. Great potential

Key facts

• 3,049 sq ft lot
• Built 1900
• Listed 23 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $571 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $44k (1.5% below list) — sets the bar for market timing.
• Cap rate 21.5% 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 $310 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 $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

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 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?
4. 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.
5. 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.
6. 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: 2.51% ✓
• Cap rate: 21.54%
• Cash-on-cash: 54.46%
• DSCR: 3.42
• GRM: 3.3

CMA / ARV

No comps found within radius.

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
891 27th St	0.14mi	3/1.0	1,721	2mo	$91,000	$53	80
2627 Oak Ave	0.14mi	3/1.5	1,320	0mo	$144,900	$110	79
2410 Broad Ave	0.13mi	4/1.5 (+1)	2,688	2mo	$178,750	$66	73
2022 Pine Ave	0.36mi	2/1.0 (-1)	1,740	1mo	$48,000	$28	64
884 Millville Rd	0.50mi	3/1.0	1,200	1mo	$75,000	$63	63
887 Millville Rd	0.52mi	3/1.0	1,150	2mo	$184,000	$160	62
2428 5th Ave	0.43mi	2/1.0 (-1)	1,681	2mo	$45,000	$27	61
3118-3120 Walnut Ave	0.55mi	2/1.0 (-1)	1,128	1mo	$20,000	$18	56
2901 4th Ave	0.59mi	3/1.5	2,660	2mo	$247,500	$93	56
2115-2117 16th Ave	0.62mi	3/2.0	2,265	0mo	$214,900	$95	54
2004 3rd Ave	0.66mi	2/1.0 (-1)	1,148	2mo	$90,000	$78	50
2400 Crawford Ave	0.69mi	2/1.0 (-1)	1,316	1mo	$95,000	$72	50

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: 52.7%
• Equity multiple: 3.31×
• Total profit: $29,087
• Equity at exit: $6,695

10-year hold

• IRR: 57.9%
• Equity multiple: 6.74×
• Total profit: $72,215
• 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 16601

• Home prices YoY: -24.9%
• Active inventory: 186
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,128 high
• Mortgage (P&I): −$235
• Tax from tax record: −$66 /mo · $796/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $571

Break-even live

Break-even rent $406

Max offer price $44,900

Occupancy floor 44%

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 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2015 12th Ave Altoona, PA	3.0	1.0	1600	$1,200	$0.75	43d	1	0.47mi
1489 Washington Ave Altoona, PA	3.0	1.5	1050	$850	$0.81	43d	1	0.80mi
1326 14th Ave Altoona, PA	3.0	1.0	1600	$1,150	$0.72	43d	1	0.96mi
1318 19th Ave Unit 402 Altoona, PA	2.0	1.0	—	$1,200	—	43d	1	1.11mi
3925 Burgoon Rd Altoona, PA	3.0	1.0	1500	$895	$0.60	43d	1	1.16mi
3900 5th Ave Altoona, PA	3.0	2.0	—	$1,500	—	43d	1	1.18mi
3908 5th Ave Altoona, PA	3.0	1.0	—	$1,250	—	43d	1	1.18mi
1102 17th Ave Altoona, PA	3.0	1.0	1430	$899	$0.63	43d	1	1.23mi
315 10th St Unit Rear- 1st Fl Altoona, PA	2.0	1.0	800	$1,100	$1.38	43d	1	1.25mi
106 Ruskin Dr Altoona, PA	2.0	1.0	4989	$1,300	$0.26	43d	1	1.35mi

Listing history 19 events

1. 2026-06-19
   days on market $44,900 Active 24 DOM
2. 2026-06-18
   days on market $44,900 Active 23 DOM
3. 2026-06-17
   days on market $44,900 Active 22 DOM
4. 2026-06-16
   days on market $44,900 Active 21 DOM
5. 2026-06-15
   days on market $44,900 Active 20 DOM
6. 2026-06-14
   days on market $44,900 Active 18 DOM
7. 2026-06-13
   days on market $44,900 Active 17 DOM
8. 2026-06-10
   days on market $44,900 Active 15 DOM
9. 2026-06-09
   days on market $44,900 Active 14 DOM
10. 2026-06-08
    days on market $44,900 Active 13 DOM
11. 2026-06-07
    days on market $44,900 Active 12 DOM
12. 2026-06-05
    days on market $44,900 Active 9 DOM
13. 2026-06-03
    days on market $44,900 Active 8 DOM
14. 2026-06-03
    price $44,900 Active 7 DOM
15. 2026-06-02
    days on market $80,000 Active 7 DOM
16. 2026-06-01
    days on market $80,000 Active 6 DOM
17. 2026-05-31
    days on market $80,000 Active 5 DOM
18. 2026-05-30
    days on market $80,000 Active 4 DOM
19. 2026-05-21
    listed $79,900 Active

ⓘ 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: $796 · $66/mo
• Projected year-2 tax: $796 · $66/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: $13,536
• − Mortgage interest: −$2,515
• − Property taxes: −$796
• − Insurance: −$224
• − Repairs & maintenance: −$1,083
• − Management: −$1,083
• − Depreciation: −$1,306
• Taxable income: $6,528
• Est. tax owed @ 24.0%: −$1,567
• After-tax cash flow: $5,280/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

1 event — show timeline

• 2026-05-21 Listed $79,900 FSBO.com

Property tax history

-6.9%/yr

Latest (2025): $796 · +13.0% YoY. Source: county tax records.