2717-2719 Broad Ave · Altoona, PA 16602

$119,900

None bd · 6.0 ba · 2,630 sqft · MultiFamily · 187 Days on market

Built 1913 Fair condition 6,098 sqft lot $46/sqft · 12% above area Est $107k · 12% over ↓ 4% since listing

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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 +4.0/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• ARV discount +2.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

This charming brick duplex offers plenty of space on a generously sized lot with a 2-car garage plus 2 additional parking spots. Perfect for investment or multi-generational living, this property features: First Floor Unit: 1 bedroom, living room, kitchen full bath. Second Floor Unit: 2 bedrooms, full bath, kitchen and living room with access to Third Floor retreat boasting a large bedroom, full bath and cedar closets. Basement: Convenient laundry area plus plenty of storage space. Also Electric is separately metered, making it easy for multiple occupants. The home needs some minor repairs, offering an opportunity to add your personal touch and build equity. With a great layout, solid brick construction and ample parking, this duplex is a fantastic opportunity for an investor or owner-occupant.

Key facts

• Third floor retreat
• Laundry area
• Generously sized lot

Tags

• BRICK DUPLEX
• GENEROUSLY SIZED LOT
• LAUNDRY AREA
• STORAGE SPACE
• SEPARATELY METERED ELECTRIC
• THIRD FLOOR RETREAT

What this means for you Summary

Snapshot

• This is a 1×1bd/1ba + 1×2bd/1ba units multifamily listed at $120k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $826 ($10k/yr) — positive. Per door: $413/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.6% 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: 151 active listings in the ZIP; 99 units permitted in Blair County in 2024 (0 in 5+ unit buildings).
• At $2,094/mo this rent would consume 46% of the median local household income ($55k/yr) (locally 740% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k 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 $34k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 187 days — a 12% lower offer ($106k) 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.

Risks & watch-outs

• Watch-outs: built in 1913 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 187 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1913 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.75% ✓
• Cap rate: 14.56%
• Cash-on-cash: 29.51%
• DSCR: 2.31
• GRM: 4.8

CMA / ARV

• ARV (median comp): $106,836
• List price: $119,900
• Delta: 12.23%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2201 Broad Avenue Ave	0.48mi	—/3.0	2,674 (+2%)	2mo	$145,000	$54	62
2012 Pine Ave	0.58mi	—/2.0	2,638 (+0%)	7mo	$70,000	$27	50
2317 7th Ave	0.42mi	—/1.0	2,739 (+4%)	12mo	$43,900	$16	43
2329 Beale Ave	0.33mi	4/2.0	2,458 (-6%)	20mo	$90,000	$37	41
2200 8th Ave	0.48mi	—/2.0	2,424 (-8%)	16mo	$87,000	$36	35
503-505 24th St	0.45mi	3/1.0	2,250 (-14%)	21mo	$105,000	$47	17

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: 24.0%
• Equity multiple: 1.99×
• Total profit: $33,189
• Equity at exit: $17,877

10-year hold

• IRR: 31.9%
• Equity multiple: 3.88×
• Total profit: $96,743
• Equity at exit: $10,367

Cash invested: $33,572 (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 16602

• Home prices YoY: -30.3%
• Active inventory: 151
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,094 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,798/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $826

Break-even live

Break-even rent $1,049

Max offer price $119,900

Occupancy floor 56%

Sensitivity live

Price	-10% $909	-5% $867	+0% $826	+5% $784	+10% $743
Rent	-10% $660	-5% $743	+0% $826	+5% $908	+10% $991
Rate	-1.0pp $886	-0.5pp $856	base $826	+0.5pp $795	+1.0pp $763

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	1	1	$1,060
1× unit	2	1	$1,035
Total (2 units)			$2,094

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-18
   status Pending 806-char remark

   Show marketing remark (806 chars)

   This charming brick duplex offers plenty of space on a generously sized lot with a 2-car garage plus 2 additional parking spots. Perfect for investment or multi-generational living, this property features: First Floor Unit: 1 bedroom, living room, kitchen full bath. Second Floor Unit: 2 bedrooms, full bath, kitchen and living room with access to Third Floor retreat boasting a large bedroom, full bath and cedar closets. Basement: Convenient laundry area plus plenty of storage space. Also Electric is separately metered, making it easy for multiple occupants. The home needs some minor repairs, offering an opportunity to add your personal touch and build equity. With a great layout, solid brick construction and ample parking, this duplex is a fantastic opportunity for an investor or owner-occupant.

2. 2026-05-04
   status Active 806-char remark

   Show marketing remark (806 chars)

   This charming brick duplex offers plenty of space on a generously sized lot with a 2-car garage plus 2 additional parking spots. Perfect for investment or multi-generational living, this property features: First Floor Unit: 1 bedroom, living room, kitchen full bath. Second Floor Unit: 2 bedrooms, full bath, kitchen and living room with access to Third Floor retreat boasting a large bedroom, full bath and cedar closets. Basement: Convenient laundry area plus plenty of storage space. Also Electric is separately metered, making it easy for multiple occupants. The home needs some minor repairs, offering an opportunity to add your personal touch and build equity. With a great layout, solid brick construction and ample parking, this duplex is a fantastic opportunity for an investor or owner-occupant.

3. 2026-03-31
   historical 806-char remark

   Show marketing remark (806 chars)

   This charming brick duplex offers plenty of space on a generously sized lot with a 2-car garage plus 2 additional parking spots. Perfect for investment or multi-generational living, this property features: First Floor Unit: 1 bedroom, living room, kitchen full bath. Second Floor Unit: 2 bedrooms, full bath, kitchen and living room with access to Third Floor retreat boasting a large bedroom, full bath and cedar closets. Basement: Convenient laundry area plus plenty of storage space. Also Electric is separately metered, making it easy for multiple occupants. The home needs some minor repairs, offering an opportunity to add your personal touch and build equity. With a great layout, solid brick construction and ample parking, this duplex is a fantastic opportunity for an investor or owner-occupant.

4. 2026-03-05
   status Active 806-char remark

   Show marketing remark (806 chars)

   This charming brick duplex offers plenty of space on a generously sized lot with a 2-car garage plus 2 additional parking spots. Perfect for investment or multi-generational living, this property features: First Floor Unit: 1 bedroom, living room, kitchen full bath. Second Floor Unit: 2 bedrooms, full bath, kitchen and living room with access to Third Floor retreat boasting a large bedroom, full bath and cedar closets. Basement: Convenient laundry area plus plenty of storage space. Also Electric is separately metered, making it easy for multiple occupants. The home needs some minor repairs, offering an opportunity to add your personal touch and build equity. With a great layout, solid brick construction and ample parking, this duplex is a fantastic opportunity for an investor or owner-occupant.

5. 2026-02-24
   status Pending 806-char remark

   Show marketing remark (806 chars)

   This charming brick duplex offers plenty of space on a generously sized lot with a 2-car garage plus 2 additional parking spots. Perfect for investment or multi-generational living, this property features: First Floor Unit: 1 bedroom, living room, kitchen full bath. Second Floor Unit: 2 bedrooms, full bath, kitchen and living room with access to Third Floor retreat boasting a large bedroom, full bath and cedar closets. Basement: Convenient laundry area plus plenty of storage space. Also Electric is separately metered, making it easy for multiple occupants. The home needs some minor repairs, offering an opportunity to add your personal touch and build equity. With a great layout, solid brick construction and ample parking, this duplex is a fantastic opportunity for an investor or owner-occupant.

6. 2025-12-02
   price $119,900 806-char remark

   Show marketing remark (806 chars)

   This charming brick duplex offers plenty of space on a generously sized lot with a 2-car garage plus 2 additional parking spots. Perfect for investment or multi-generational living, this property features: First Floor Unit: 1 bedroom, living room, kitchen full bath. Second Floor Unit: 2 bedrooms, full bath, kitchen and living room with access to Third Floor retreat boasting a large bedroom, full bath and cedar closets. Basement: Convenient laundry area plus plenty of storage space. Also Electric is separately metered, making it easy for multiple occupants. The home needs some minor repairs, offering an opportunity to add your personal touch and build equity. With a great layout, solid brick construction and ample parking, this duplex is a fantastic opportunity for an investor or owner-occupant.

7. 2025-12-02
   price $119,000 806-char remark

   Show marketing remark (806 chars)

   This charming brick duplex offers plenty of space on a generously sized lot with a 2-car garage plus 2 additional parking spots. Perfect for investment or multi-generational living, this property features: First Floor Unit: 1 bedroom, living room, kitchen full bath. Second Floor Unit: 2 bedrooms, full bath, kitchen and living room with access to Third Floor retreat boasting a large bedroom, full bath and cedar closets. Basement: Convenient laundry area plus plenty of storage space. Also Electric is separately metered, making it easy for multiple occupants. The home needs some minor repairs, offering an opportunity to add your personal touch and build equity. With a great layout, solid brick construction and ample parking, this duplex is a fantastic opportunity for an investor or owner-occupant.

8. 2025-09-30
   listed $125,000 Active 806-char remark

   Show marketing remark (806 chars)

   This charming brick duplex offers plenty of space on a generously sized lot with a 2-car garage plus 2 additional parking spots. Perfect for investment or multi-generational living, this property features: First Floor Unit: 1 bedroom, living room, kitchen full bath. Second Floor Unit: 2 bedrooms, full bath, kitchen and living room with access to Third Floor retreat boasting a large bedroom, full bath and cedar closets. Basement: Convenient laundry area plus plenty of storage space. Also Electric is separately metered, making it easy for multiple occupants. The home needs some minor repairs, offering an opportunity to add your personal touch and build equity. With a great layout, solid brick construction and ample parking, this duplex is a fantastic opportunity for an investor or owner-occupant.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 19 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: $25,128
• − Mortgage interest: −$6,716
• − Property taxes: −$1,798
• − Insurance: −$600
• − Repairs & maintenance: −$2,010
• − Management: −$2,010
• − Depreciation: −$3,488
• Taxable income: $8,505
• Est. tax owed @ 24.0%: −$2,041
• After-tax cash flow: $7,867/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.

Condition & rehab AI · 17 photos

Fair 45/100 Moderate rehab

This multi-family property requires moderate renovations to improve its condition and appeal to potential buyers or renters. Key areas for improvement include updating the kitchen, repairing the wooden deck, and replacing the dated flooring.

Repairs flagged

• Moderate kitchen cabinets — outdated and in need of replacement
• Moderate bathroom fixtures — small and outdated
• Major wooden deck — poor condition and safety hazard
• Moderate flooring — dated and in need of replacement

Value-add opportunities

• Both update kitchen cabinets and fixtures — modernizing the kitchen would improve both resale and rental value
• Both repair and replace wooden deck — safety hazard and poor curb appeal
• Both replace dated flooring — modern flooring would improve both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · outdated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · small and outdated	Moderate	$3,000–15,000
wooden deck · poor condition and safety hazard	Major	$15,000–50,000
flooring · dated and in need of replacement	Moderate	$3,000–15,000
Total estimated repair cost · 4 items		$24,000–95,000

Value-add ROI direction

• Both update kitchen cabinets and fixtures — modernizing the kitchen would improve both resale and rental value ↑
• Both repair and replace wooden deck — safety hazard and poor curb appeal ↑
• Both replace dated flooring — modern flooring would improve both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-4.1% since first listed

8 events — show timeline

• 2026-05-18 Pending — AHARMLS
• 2026-05-04 Relisted — AHARMLS
• 2026-03-31 Delisted — AHARMLS
• 2026-03-05 Relisted — AHARMLS
• 2026-02-24 Pending — AHARMLS
• 2025-12-02 Price Changed $119,900 AHARMLS
• 2025-12-02 Price Changed $119,000 AHARMLS
• 2025-09-30 Listed $125,000 AHARMLS