1609 20th Ave · Altoona, PA 16601

$89,500

3 bd · 1.0 ba · 1,710 sqft · SingleFamily · 97 Days on market

Built 1920 1,742 sqft lot Est $106k · 16% under

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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 +25.7/30.0
• ARV discount +14.5/15.0
• DSCR +8.6/10.0
• 1% rule +6.5/10.0
• 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

Great Investment opportunity 3 Bedroom 1 bath currently rented at $800/Month low taxes good rental history . Great Investment Property or owner occupant Purchase , Also other property at 708 N. 5th ave. can be also purchased as a package , Call listing agent for package price.

Key facts

• 1,742 sq ft lot
• Built 1920
• Listed 97 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $216 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $81k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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; 5 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 $619 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 97 days — a 9% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y ago 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.
• Current owner paid $70k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: 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 $81,445 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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: 1.15% ✓
• Cap rate: 9.18%
• Cash-on-cash: 10.33%
• DSCR: 1.46
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $106,020
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1605 22nd Ave	0.11mi	3/1.0	1,621 (-5%)	1mo	$139,900	$86	85
1329-31 21st Ave	0.20mi	3/1.5	1,786 (+4%)	3mo	$195,000	$109	79
2408 12th St	0.46mi	3/1.5	1,707 (-0%)	1mo	$230,000	$135	75
1419 21st Ave	0.15mi	3/1.5	1,862 (+9%)	3mo	$116,250	$62	74
1225 19th Ave	0.30mi	3/2.0	1,600 (-6%)	2mo	$138,500	$87	70
1406 20th Ave	0.16mi	4/1.0 (+1)	1,558 (-9%)	4mo	$27,000	$17	69
1611 21st Ave	0.06mi	3/2.0	1,944 (+14%)	3mo	$83,000	$43	68
1008 21st Ave	0.50mi	4/1.0 (+1)	1,749 (+2%)	2mo	$59,500	$34	67
1009 22nd Ave	0.51mi	3/1.5	1,791 (+5%)	1mo	$75,000	$42	66
2022 Pine Ave	0.61mi	2/1.0 (-1)	1,740 (+2%)	1mo	$48,000	$28	63
1308 17th Ave	0.29mi	3/2.0	1,483 (-13%)	5mo	$54,800	$37	56
2809 13th St	0.58mi	4/2.0 (+1)	1,812 (+6%)	1mo	$235,000	$130	54

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: -0.8%
• Equity multiple: 0.97×
• Total profit: $-766
• Equity at exit: $13,345

10-year hold

• IRR: 8.9%
• Equity multiple: 1.68×
• Total profit: $17,024
• Equity at exit: $7,738

Cash invested: $25,060 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,025 high
• Mortgage (P&I): −$469
• Tax from tax record: −$88 /mo · $1,050/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $216

Break-even live

Break-even rent $752

Max offer price $89,500

Occupancy floor 74%

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: $22,375
• Closing costs: $2,685
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1489 Washington Ave Altoona, PA	3.0	1.5	1050	$850	$0.81	43d	1	0.10mi
1326 14th Ave Altoona, PA	3.0	1.0	1600	$1,150	$0.72	43d	1	0.36mi
2015 12th Ave Altoona, PA	3.0	1.0	1600	$1,200	$0.75	43d	1	0.44mi
1102 17th Ave Altoona, PA	3.0	1.0	1430	$899	$0.63	43d	1	0.47mi
201 2nd Ave Unit 2nd Fl Altoona, PA	3.0	1.0	1244	$790	$0.64	43d	1	1.48mi

Listing history 12 events

1. 2026-04-14
   status Pending
2. 2026-01-07
   listed $89,500 Active
3. 2022-03-11
   soldstatus $70,000
4. 2022-03-10
   soldstatus $70,000
5. 2022-01-27
   listed $70,000
6. 2008-04-24
   soldstatus $45,000
7. 2008-04-11
   soldstatus $45,000
8. 2007-05-25
   listed $49,900
9. 2006-04-13
   soldstatus $10,500
10. 2006-01-31
    listed $14,900
11. 2005-08-24
    listed $19,900
12. 2002-04-19
    soldstatus $28,900

ⓘ 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: $1,050 · $88/mo
• Projected year-2 tax: $1,232 · $103/mo
• Expected delta: +$182/yr (+$15/mo · 17.3%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 75% 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: $12,302
• − Mortgage interest: −$5,013
• − Property taxes: −$1,050
• − Insurance: −$448
• − Repairs & maintenance: −$984
• − Management: −$984
• − Depreciation: −$2,604
• Taxable income: $1,218
• Est. tax owed @ 24.0%: −$292
• After-tax cash flow: $2,296/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

+209.7% since first listed

12 events — show timeline

• 2026-04-14 Pending — AHARMLS
• 2026-01-07 Listed $89,500 AHARMLS
• 2022-03-11 Sold (Public Records) $70,000 Public Records
• 2022-03-10 Sold (MLS) $70,000 AHARMLS
• 2022-01-27 Listed $70,000 AHARMLS
• 2008-04-24 Sold (Public Records) $45,000 Public Records
• 2008-04-11 Sold (MLS) $45,000 AHARMLS
• 2007-05-25 Listed $49,900 AHARMLS
• 2006-04-13 Sold (MLS) $10,500 AHARMLS
• 2006-01-31 Listed $14,900 AHARMLS
• 2005-08-24 Listed $19,900 AHARMLS
• 2002-04-19 Sold (Public Records) $28,900 Public Records

Property tax history

-5.8%/yr

Latest (2025): $1,050 · +13.0% YoY. Source: county tax records.