2213 Beale Ave · Altoona, PA 16601

$99,900

None bd · 4.0 ba · 1,980 sqft · SingleFamily · 28 Days on market

Built 1920 1,742 sqft lot Est $148k · 33% 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 +23.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 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

Duplex with separate utilities!!! Bring your imagination and renovations! Call to schedule your private showing

Key facts

• 1,742 sq ft lot
• Built 1920
• Listed 27 days

Property features AI

Finance

• Other: Above-grade finished area: 1,980 (noted); Total building area reported as 1,980
• Financial info: Notable for investors: duplex income property (detailed income/expenses not provided)
• HOA & community: No subdivision

Exterior

• Parking: Not specified
• Security: Not specified
• Utilities: Public water; 100 amp electric service
• Home design: Duplex residential income property
• Construction: Not specified
• Exterior features: Small lot (approximately 0.04 acres)

Interior

• Kitchen: Not specified
• Bedrooms: Not specified
• Flooring: Not specified
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas forced-air heating
• Interior features: Forced air heating (natural gas)
• Laundry & utility: Not specified

What this means for you Summary

Snapshot

• This is a ?-bed/4.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $128 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.6% 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; 4 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 $691 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 28 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,401 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.04% ✓
• Cap rate: 8.62%
• Cash-on-cash: 8.33%
• DSCR: 1.37
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $148,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2115 5th Ave	0.31mi	3/2.5	1,862 (-6%)	6mo	$78,000	$42	64
2717 Maple Ave	0.47mi	3/2.0	2,045 (+3%)	4mo	$158,000	$77	61
2522 Dysart Ave	0.43mi	4/1.5	2,052 (+4%)	5mo	$174,900	$85	60
1500 3rd Ave	0.62mi	4/1.5	2,005 (+1%)	1mo	$66,500	$33	58
2013 4th Ave	0.39mi	3/1.5	2,118 (+7%)	4mo	$80,000	$38	57
2022 Pine Ave	0.23mi	2/1.0	1,740 (-12%)	1mo	$48,000	$28	56
2300 16th Ave	0.66mi	3/2.0	2,023 (+2%)	6mo	$168,000	$83	52
891 27th St	0.43mi	3/1.0	1,721 (-13%)	2mo	$91,000	$53	44
3027 Broad Ave	0.71mi	4/2.5	1,839 (-7%)	7mo	$80,000	$44	43
2810 Oak Ave	0.56mi	3/1.0	1,780 (-10%)	4mo	$133,000	$75	42
2115-2117 16th Ave	0.63mi	3/2.0	2,265 (+14%)	0mo	$214,900	$95	38
2831 W Chestnut Ave	0.56mi	3/2.0	1,712 (-14%)	6mo	$170,000	$99	38

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: -7.8%
• Equity multiple: 0.71×
• Total profit: $-8,040
• Equity at exit: $14,895

10-year hold

• IRR: 1.8%
• Equity multiple: 1.13×
• Total profit: $3,543
• Equity at exit: $8,638

Cash invested: $27,972 (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: $1,042 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$63 /mo · $760/yr
• Insurance: −$42
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $128

Break-even live

Break-even rent $880

Max offer price $99,900

Occupancy floor 83%

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: $24,975
• Closing costs: $2,997
• 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	43d	1	0.37mi
1326 14th Ave Altoona, PA	3.0	1.0	1600	$1,150	$0.72	43d	1	0.74mi
1102 17th Ave Altoona, PA	3.0	1.0	1430	$899	$0.63	43d	1	1.02mi
3925 Burgoon Rd Altoona, PA	3.0	1.0	1500	$895	$0.60	43d	1	1.33mi

Listing history 21 events

1. 2026-06-19
   days on market $99,900 Active 28 DOM
2. 2026-06-18
   days on market $99,900 Active 27 DOM
3. 2026-06-17
   days on market $99,900 Active 26 DOM
4. 2026-06-16
   days on market $99,900 Active 25 DOM
5. 2026-06-15
   days on market $99,900 Active 24 DOM
6. 2026-06-14
   days on market $99,900 Active 22 DOM
7. 2026-06-13
   days on market $99,900 Active 21 DOM
8. 2026-06-10
   days on market $99,900 Active 19 DOM
9. 2026-06-09
   days on market $99,900 Active 18 DOM
10. 2026-06-08
    days on market $99,900 Active 17 DOM
11. 2026-06-07
    days on market $99,900 Active 16 DOM
12. 2026-06-05
    days on market $99,900 Active 13 DOM
13. 2026-06-03
    days on market $99,900 Active 12 DOM
14. 2026-06-02
    days on market $99,900 Active 11 DOM
15. 2026-06-01
    days on market $99,900 Active 10 DOM
16. 2026-05-31
    days on market $99,900 Active 9 DOM
17. 2026-05-30
    days on market $99,900 Active 8 DOM
18. 2026-05-23
    listed $99,900 Active
19. 2024-08-14
    soldstatus $700,000
20. 2009-12-10
    soldstatus $73,000
21. 1995-02-01
    soldstatus $5,800

ⓘ 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: $760 · $63/mo
• Projected year-2 tax: $1,169 · $97/mo
• Expected delta: +$409/yr (+$34/mo · 53.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 99% 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: $12,501
• − Mortgage interest: −$5,596
• − Property taxes: −$760
• − Insurance: −$1,297
• − Repairs & maintenance: −$1,000
• − Management: −$1,000
• − Depreciation: −$2,906
• Taxable loss: −$59
• Est. tax savings @ 24.0%: +$14
• After-tax cash flow: $1,546/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

+1622.4% since first listed

4 events — show timeline

• 2026-05-23 Listed $99,900 AHARMLS
• 2024-08-14 Sold (Public Records) $700,000 Public Records
• 2009-12-10 Sold (Public Records) $73,000 Public Records
• 1995-02-01 Sold (Public Records) $5,800 Public Records

Property tax history

-10.7%/yr

Latest (2025): $760 · +13.0% YoY. Source: county tax records.