1914 18th St · Altoona, PA 16601

$40,000

3 bd · 1.0 ba · 1,450 sqft · SingleFamily · 183 Days on market

Built 1920 1,306 sqft lot $28/sqft · 58% below area

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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 MLS

This 3 Br home offers a large modern Eat in kitchen plus large 1st for laundry space. Bedrooms are nice sized and there is also an additional attic that could be used as extra living space if needed. The home definitely needs some TLC but great for a handyman special to live in as you work on it. Seller needs some notice but will try to accommodate all showings.

Key facts

• Additional attic
• Extra living space
• 1,306 sq ft lot

Tags

• MODERN EAT IN KITCHEN
• LARGE 1ST FOR LAUNDRY SPACE
• ADDITIONAL ATTIC
• EXTRA LIVING SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $418 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.8% 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; 9 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 $277 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 183 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $12k; list at $40k implies a 220% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; flood insurance adds $66/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $35,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 183 days. Have you received any prior offers? Is the seller open to a 12% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 2.55% ✓
• Cap rate: 20.82%
• Cash-on-cash: 51.88%
• DSCR: 3.31
• GRM: 3.3

CMA / ARV

• ARV (median comp): $94,814
• List price: $40,000
• Delta: -57.81%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1614 20th Ave	0.13mi	3/2.0	1,444 (-0%)	0mo	$115,000	$80	89
2020 16th Ave	0.16mi	3/1.5	1,419 (-2%)	3mo	$125,000	$88	85
1415 Washington Ave	0.24mi	2/1.0 (-1)	1,497 (+3%)	6mo	$44,000	$29	73
1605 22nd Ave	0.20mi	3/1.0	1,621 (+12%)	1mo	$139,900	$86	70
2501 15th St	0.40mi	3/1.5	1,370 (-6%)	0mo	$122,500	$89	70
1308 17th Ave	0.41mi	3/2.0	1,483 (+2%)	5mo	$54,800	$37	69
1222 19th Ave	0.45mi	2/2.0 (-1)	1,450 (0%)	6mo	$32,504	$22	65
1406 20th Ave	0.31mi	4/1.0 (+1)	1,558 (+7%)	4mo	$27,000	$17	65
2221 11th Ave	0.47mi	3/1.0	1,376 (-5%)	8mo	$38,000	$28	63
2015 12th Ave	0.36mi	3/1.0	1,309 (-10%)	5mo	$80,000	$61	63
2715 16th St	0.52mi	3/1.5	1,365 (-6%)	7mo	$135,000	$99	58
1225 19th Ave	0.45mi	3/2.0	1,600 (+10%)	2mo	$138,500	$87	56

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: 41.9%
• Equity multiple: 2.80×
• Total profit: $20,211
• Equity at exit: $5,964

10-year hold

• IRR: 48.1%
• Equity multiple: 5.66×
• Total profit: $52,204
• Equity at exit: $3,458

Cash invested: $11,200 (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: 3.3×

Monthly cashflow live

• Estimated rent: $1,021 high
• Mortgage (P&I): −$210
• Tax from tax record: −$96 /mo · $1,148/yr
• Insurance: −$17
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $418

Break-even live

Break-even rent $492

Max offer price $40,000

Occupancy floor 54%

Sensitivity live

Price	-10% $440	-5% $429	+0% $418	+5% $406	+10% $395
Rent	-10% $337	-5% $377	+0% $418	+5% $458	+10% $498
Rate	-1.0pp $438	-0.5pp $428	base $418	+0.5pp $407	+1.0pp $397

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1489 Washington Ave Altoona, PA	3.0	1.5	1050	$850	$0.81	44d	1	0.08mi
2015 12th Ave Altoona, PA	3.0	1.0	1600	$1,200	$0.75	44d	1	0.39mi
1326 14th Ave Altoona, PA	3.0	1.0	1600	$1,150	$0.72	44d	1	0.46mi
1102 17th Ave Altoona, PA	3.0	1.0	1430	$899	$0.63	44d	1	0.60mi
100 College Park Dr Altoona, PA	2.0	2.0	940	$975	$1.04	44d	1	1.18mi
200 College Park Dr Altoona, PA	2.0	2.0	940	$975	$1.04	44d	1	1.19mi
212 College Park Dr Altoona, PA	2.0	2.0	950	$975	$1.03	44d	2	1.20mi
300 College Park Dr Altoona, PA	2.0	2.0	940	$975	$1.04	44d	1	1.20mi
400 College Park Dr Altoona, PA	2.0	2.0	940	$975	$1.04	44d	1	1.21mi

Listing history 10 events

1. 2026-06-03
   status $40,000 Pending 183 DOM
2. 2026-06-02
   days on market $40,000 Active 183 DOM
3. 2026-06-01
   days on market $40,000 Active 182 DOM
4. 2026-05-31
   days on market $40,000 Active 181 DOM
5. 2026-05-30
   days on market $40,000 Active 180 DOM
6. 2026-04-30
   price $40,000 364-char remark

   Show marketing remark (364 chars)

   This 3 Br home offers a large modern Eat in kitchen plus large 1st for laundry space. Bedrooms are nice sized and there is also an additional attic that could be used as extra living space if needed. The home definitely needs some TLC but great for a handyman special to live in as you work on it. Seller needs some notice but will try to accommodate all showings.

7. 2026-04-02
   price $50,000 364-char remark

   Show marketing remark (364 chars)

   This 3 Br home offers a large modern Eat in kitchen plus large 1st for laundry space. Bedrooms are nice sized and there is also an additional attic that could be used as extra living space if needed. The home definitely needs some TLC but great for a handyman special to live in as you work on it. Seller needs some notice but will try to accommodate all showings.

8. 2025-12-01
   listed $54,900 Active 364-char remark

   Show marketing remark (364 chars)

   This 3 Br home offers a large modern Eat in kitchen plus large 1st for laundry space. Bedrooms are nice sized and there is also an additional attic that could be used as extra living space if needed. The home definitely needs some TLC but great for a handyman special to live in as you work on it. Seller needs some notice but will try to accommodate all showings.

9. 2003-12-08
   soldstatus $12,500
10. 1989-08-01
    soldstatus $8,800

ⓘ 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: $1,148 · $96/mo
• Projected year-2 tax: $1,148 · $96/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% 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: $12,248
• − Mortgage interest: −$2,241
• − Property taxes: −$1,148
• − Insurance: −$998
• − Repairs & maintenance: −$980
• − Management: −$980
• − Depreciation: −$1,164
• Taxable income: $4,739
• Est. tax owed @ 24.0%: −$1,137
• After-tax cash flow: $3,876/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

+354.5% since first listed

5 events — show timeline

• 2026-04-30 Price Changed $40,000 AHARMLS
• 2026-04-02 Price Changed $50,000 AHARMLS
• 2025-12-01 Listed $54,900 AHARMLS
• 2003-12-08 Sold (Public Records) $12,500 Public Records
• 1989-08-01 Sold (Public Records) $8,800 Public Records

Property tax history

-2.8%/yr

Latest (2025): $1,148 · +13.0% YoY. Source: county tax records.