2111 5th Ave · Altoona, PA 16602

$59,900

3 bd · 1.0 ba · 2,030 sqft · SingleFamily · 28 Days on market

Built 1896 3,920 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

Great investment opportunity or starter home. 2-story home has 3 bedrooms and a full bath. Main level features a large living room, dining room, eat in kitchen & laundry. 3 bedrooms on second floor. Walk up attic makes a nice bonus room or storage.

Key facts

• Walk up attic
• Eat in kitchen
• 2 story home

Tags

• 2 STORY HOME
• LARGE LIVING AND DINING ROOM
• EAT IN KITCHEN
• WALK UP ATTIC

Property features AI

Exterior

• Utilities: Public water
• Home design: Single-family residence; Two stories
• Construction: Wood siding
• Exterior features: Porch; Shingle roof

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Heating present
• Interior features: Basement; 9 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $531 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.9% 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: 151 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 $414 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $15k; list at $60k implies a 299% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1896 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $59,001 (1.5% below list)

Questions for the listing agent

1. Built in 1896 — 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: 1.95% ✓
• Cap rate: 16.94%
• Cash-on-cash: 38.02%
• DSCR: 2.69
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $156,310
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2013 4th Ave	0.09mi	3/1.5	2,118 (+4%)	4mo	$80,000	$38	83
2115 5th Ave	0.01mi	3/2.5	1,862 (-8%)	6mo	$78,000	$42	75
2522 Dysart Ave	0.31mi	4/1.5 (+1)	2,052 (+1%)	5mo	$174,900	$85	73
1500 3rd Ave	0.44mi	4/1.5 (+1)	2,005 (-1%)	1mo	$66,500	$33	69
1921 Grant Ave	0.47mi	3/2.0	2,088 (+3%)	1mo	$228,000	$109	69
507 S 22nd St	0.48mi	4/2.0 (+1)	2,014 (-1%)	7mo	$189,900	$94	61
614 S 22nd St	0.56mi	2/1.5 (-1)	2,045 (+1%)	6mo	$155,000	$76	61
2717 Maple Ave	0.68mi	3/2.0	2,045 (+1%)	4mo	$158,000	$77	60
1818 Bell Ave	0.37mi	3/1.5	2,308 (+14%)	1mo	$209,000	$91	57
2204-06 Hudson Ave	0.56mi	3/1.0	1,846 (-9%)	5mo	$170,000	$92	54
1308 1st Ave	0.62mi	4/1.0 (+1)	1,866 (-8%)	8mo	$85,000	$46	46
2022 Pine Ave	0.53mi	2/1.0 (-1)	1,740 (-14%)	1mo	$48,000	$28	45

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: 34.1%
• Equity multiple: 2.44×
• Total profit: $24,137
• Equity at exit: $8,931

10-year hold

• IRR: 40.9%
• Equity multiple: 4.85×
• Total profit: $64,605
• Equity at exit: $5,179

Cash invested: $16,772 (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 16602

• Home prices YoY: -30.3%
• Active inventory: 151
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,166 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$51 /mo · $611/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $531

Break-even live

Break-even rent $494

Max offer price $59,900

Occupancy floor 49%

Sensitivity live

Price	-10% $565	-5% $548	+0% $531	+5% $514	+10% $497
Rent	-10% $439	-5% $485	+0% $531	+5% $577	+10% $623
Rate	-1.0pp $561	-0.5pp $547	base $531	+0.5pp $516	+1.0pp $500

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2015 12th Ave Altoona, PA	3.0	1.0	1600	$1,200	$0.75	44d	1	0.68mi
1326 14th Ave Altoona, PA	3.0	1.0	1600	$1,150	$0.72	44d	1	0.88mi
1102 17th Ave Altoona, PA	3.0	1.0	1430	$899	$0.63	44d	1	1.15mi
3925 Burgoon Rd Altoona, PA	3.0	1.0	1500	$895	$0.60	44d	1	1.31mi

Listing history 19 events

1. 2026-06-19
   days on market $59,900 Active 28 DOM
2. 2026-06-18
   days on market $59,900 Active 27 DOM
3. 2026-06-17
   days on market $59,900 Active 26 DOM
4. 2026-06-16
   days on market $59,900 Active 25 DOM
5. 2026-06-15
   days on market $59,900 Active 24 DOM
6. 2026-06-14
   days on market $59,900 Active 22 DOM
7. 2026-06-13
   days on market $59,900 Active 21 DOM
8. 2026-06-10
   days on market $59,900 Active 19 DOM
9. 2026-06-09
   days on market $59,900 Active 18 DOM
10. 2026-06-08
    days on market $59,900 Active 17 DOM
11. 2026-06-07
    days on market $59,900 Active 16 DOM
12. 2026-06-05
    days on market $59,900 Active 13 DOM
13. 2026-06-03
    days on market $59,900 Active 12 DOM
14. 2026-06-02
    days on market $59,900 Active 11 DOM
15. 2026-06-01
    days on market $59,900 Active 10 DOM
16. 2026-05-31
    days on market $59,900 Active 9 DOM
17. 2026-05-30
    days on market $59,900 Active 8 DOM
18. 2026-05-22
    listed $59,900 Active
19. 2011-12-13
    soldstatus $15,000

ⓘ 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: $611 · $51/mo
• Projected year-2 tax: $779 · $65/mo
• Expected delta: +$168/yr (+$14/mo · 27.4%)

ⓘ 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: $13,995
• − Mortgage interest: −$3,355
• − Property taxes: −$611
• − Insurance: −$300
• − Repairs & maintenance: −$1,120
• − Management: −$1,120
• − Depreciation: −$1,743
• Taxable income: $5,747
• Est. tax owed @ 24.0%: −$1,379
• After-tax cash flow: $4,997/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): 26,352
• Household income: $55,046
• Rent vs Own: 32.7% rent · 67.3% own
• Severe rent burden: 740.0

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 2%
• Common ancestry: Romanian 4% Lithuanian 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · 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: ▼ -92.37%
• Current HPI: 212.2268
• 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

+299.3% since first listed

2 events — show timeline

• 2026-05-22 Listed $59,900 AHARMLS
• 2011-12-13 Sold (Public Records) $15,000 Public Records

Property tax history

-12.2%/yr

Latest (2025): $611 · +13.0% YoY. Source: county tax records.