1127 N 4th Ave · Altoona, PA 16601

$89,900

3 bd · 1.0 ba · 1,118 sqft · SingleFamily · 39 Days on market

Built 1905 0.84 ac lot $80/sqft · 21% below area Est $113k · 21% under ↓ 10% since listing

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• 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

Come check out this 3-bedroom, 1-bath home (two bedrooms are captive). The main level features new flooring and new drywall ceilings between the kitchen and living room, giving the space a fresh feel. The kitchen includes a newer refrigerator and dishwasher, and the washer and dryer are included (all appliances are as-is. ) Upstairs, you'll find a bathroom with a new sink and toilet. Mechanicals are taken care of too, with a newer furnace and newer hot water tank already in place. Enjoy outdoor living on the welcoming front porch or relax on the private screened-in back porch. This property also includes a second 50 ft lot in the side, offering extra space for future possibilities. A drivew

Key facts

• Newer dishwasher
• New flooring
• New sink

Tags

• NEW FLOORING
• NEW DRYWALL CEILINGS
• NEWER REFRIGERATOR
• NEWER DISHWASHER
• NEW SINK
• NEW TOILET

Property features AI

Exterior

• Utilities: Public water
• Home design: Single-family residence; Updated/remodeled condition; Two levels
• Construction: Shingle roof
• Exterior features: Porch; Level lot

Interior

• Kitchen: Dishwasher; Oven; Refrigerator
• Bedrooms: 7 total rooms (includes bedrooms and living spaces)
• Flooring: Vinyl; Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Ceiling fan(s) for cooling
• Interior features: Eat-in kitchen; Basement
• Laundry & utility: Washer; Dryer

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 $394 ($5k/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: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.5% 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; 3 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 $622 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.36% ✓
• Cap rate: 11.55%
• Cash-on-cash: 18.77%
• DSCR: 1.84
• GRM: 6.1

CMA / ARV

• ARV (median comp): $113,305
• List price: $89,900
• Delta: -20.66%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1115 N 4th Ave	0.03mi	3/1.0	1,223 (+9%)	11mo	$55,000	$45	74
1104 N 5th Ave	0.06mi	2/1.0 (-1)	1,269 (+14%)	4mo	$23,900	$19	66
621 N 10th Ave	0.55mi	3/1.0	1,043 (-7%)	5mo	$23,500	$23	59
1419 N 7th Ave	0.34mi	3/2.0	1,244 (+11%)	5mo	$219,000	$176	57
1815 N 4th Ave	0.65mi	3/2.0	1,144 (+2%)	7mo	$145,600	$127	56
212 Penny Ln	0.72mi	3/1.0	1,152 (+3%)	22mo	$123,500	$107	43
301 N 6th Ave	0.73mi	3/1.5	1,170 (+5%)	22mo	$42,500	$36	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: 10.6%
• Equity multiple: 1.42×
• Total profit: $10,495
• Equity at exit: $13,404

10-year hold

• IRR: 19.6%
• Equity multiple: 2.64×
• Total profit: $41,381
• Equity at exit: $7,773

Cash invested: $25,172 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,224 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$65 /mo · $775/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $394

Break-even live

Break-even rent $726

Max offer price $89,900

Occupancy floor 63%

Sensitivity live

Price	-10% $445	-5% $419	+0% $394	+5% $368	+10% $343
Rent	-10% $297	-5% $345	+0% $394	+5% $442	+10% $490
Rate	-1.0pp $439	-0.5pp $417	base $394	+0.5pp $370	+1.0pp $347

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
124 Clairmont Dr Altoona, PA	3.0	2.0	1216	$1,200	$0.99	44d	1	0.66mi
1101 E Walton Ave Altoona, PA	2.0–3.0	1.0–1.5	975	$1,605	$1.65	44d	9	1.12mi
2708 Wehnwood Rd Altoona, PA	1.0–4.0	1.0–1.5	960	$967	$1.01	44d	5	1.27mi

Listing history 18 events

1. 2026-06-19
   days on market $89,900 Active 39 DOM
2. 2026-06-18
   days on market $89,900 Active 38 DOM
3. 2026-06-17
   days on market $89,900 Active 37 DOM
4. 2026-06-16
   days on market $89,900 Active 36 DOM
5. 2026-06-15
   days on market $89,900 Active 35 DOM
6. 2026-06-14
   days on market $89,900 Active 33 DOM
7. 2026-06-13
   pricedays on market $89,900 Active 32 DOM
8. 2026-06-10
   days on market $100,000 Active 30 DOM
9. 2026-06-09
   days on market $100,000 Active 29 DOM
10. 2026-06-08
    days on market $100,000 Active 28 DOM
11. 2026-06-07
    days on market $100,000 Active 27 DOM
12. 2026-06-05
    days on market $100,000 Active 24 DOM
13. 2026-06-03
    days on market $100,000 Active 23 DOM
14. 2026-06-02
    days on market $100,000 Active 22 DOM
15. 2026-06-01
    days on market $100,000 Active 21 DOM
16. 2026-05-31
    days on market $100,000 Active 20 DOM
17. 2026-05-30
    days on market $100,000 Active 19 DOM
18. 2026-05-11
    listed $100,000 Active 933-char remark

ⓘ 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: $775 · $65/mo
• Projected year-2 tax: $1,098 · $91/mo
• Expected delta: +$322/yr (+$27/mo · 41.6%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥91°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: $14,692
• − Mortgage interest: −$5,036
• − Property taxes: −$775
• − Insurance: −$450
• − Repairs & maintenance: −$1,175
• − Management: −$1,175
• − Depreciation: −$2,615
• Taxable income: $3,465
• Est. tax owed @ 24.0%: −$832
• After-tax cash flow: $3,893/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

-10.1% since first listed

2 events — show timeline

• 2026-06-10 Price Changed $89,900 AHARMLS
• 2026-05-11 Listed $100,000 AHARMLS

Property tax history

-3.4%/yr

Latest (2025): $775 · +13.0% YoY. Source: county tax records.