913 6th Ave · Altoona, PA 16602

$150,000

5 bd · 1.5 ba · 2,291 sqft · SingleFamily · 29 Days on market

Built 1906 3,049 sqft lot

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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 +26.6/30.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• 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

Welcome to this beautifully updated, spacious two-story brick home, where classic charm meets modern convenience. The main level boasts a thoughtfully refreshed layout designed for effortless living, featuring a convenient bath and a half, a dedicated first-floor laundry room, and plenty of room to spread out. With five bedrooms total, there is no shortage of space; the true crown jewel of this property is the fully finished attic, which brilliantly maximizes the home's footprint to provide two of those private bedrooms alongside a cozy secondary living room--perfect for a playroom, home office, or guest retreat. Complete with a detached garage and timeless curb appeal, this versatile and m

Key facts

• Timeless curb appeal
• Fully finished attic
• Two story brick home

Tags

• TWO STORY BRICK HOME
• FIRST FLOOR LAUNDRY ROOM
• FULLY FINISHED ATTIC
• DETACHED GARAGE
• TIMELESS CURB APPEAL

Property features AI

Finance

• Other: Frontage approximately 25 x 120

Exterior

• Parking: 2-car garage
• Utilities: Public water
• Home design: Single-family residence; Two levels; Residential zoning
• Construction: Brick construction
• Exterior features: Patio; Wood fencing; Shingle roof

Interior

• Bedrooms: Total rooms: 13
• Flooring: Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Hot water heating; Radiant heating; Electric heating; Natural gas heating; Ceiling fans
• Interior features: Laminate flooring; Finished basement

What this means for you Summary

Snapshot

• This is a 5-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $402 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 5.9% 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.
• Zoned schools: Altoona Area Jr Hs (math 21% / reading 45%, grade F, #346 of 512 statewide, top 69%, 1,727 students, 71% FRL) — zoned schools average 71% FRL vs 54% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 151 active listings in the ZIP; 99 units permitted in Blair County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($55k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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 $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Watch-outs: built in 1906 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $147,750 (1.5% below list)

Questions for the listing agent

1. Built in 1906 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.11% ✓
• Cap rate: 9.51%
• Cash-on-cash: 11.48%
• DSCR: 1.51
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $87,058
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1205 4 Ave	0.24mi	4/2.0 (-1)	2,302 (+0%)	17mo	$24,000	$10	67
1321 2nd Ave	0.40mi	5/1.0	2,163 (-6%)	11mo	$82,500	$38	61
1039 3rd Ave	0.22mi	5/1.0	2,517 (+10%)	17mo	$112,900	$45	57
704 3rd Ave	0.22mi	4/2.0 (-1)	2,089 (-9%)	15mo	$80,000	$38	55
1500 3rd Ave	0.47mi	4/1.5 (-1)	2,005 (-12%)	1mo	$66,500	$33	51
212 3rd Ave	0.57mi	4/1.5 (-1)	1,984 (-13%)	11mo	$30,000	$15	36

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: 1.03×
• Total profit: $1,233
• Equity at exit: $22,365

10-year hold

• IRR: 10.4%
• Equity multiple: 1.81×
• Total profit: $33,817
• Equity at exit: $12,969

Cash invested: $42,000 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,664 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$63 /mo · $760/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $402

Break-even live

Break-even rent $1,155

Max offer price $150,000

Occupancy floor 71%

Sensitivity live

Price	-10% $487	-5% $444	+0% $402	+5% $359	+10% $317
Rent	-10% $270	-5% $336	+0% $402	+5% $468	+10% $533
Rate	-1.0pp $477	-0.5pp $440	base $402	+0.5pp $363	+1.0pp $323

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $150,000 Active 29 DOM
2. 2026-06-19
   days on market $150,000 Active 27 DOM
3. 2026-06-18
   days on market $150,000 Active 26 DOM
4. 2026-06-17
   days on market $150,000 Active 25 DOM
5. 2026-06-16
   days on market $150,000 Active 24 DOM
6. 2026-06-15
   days on market $150,000 Active 23 DOM
7. 2026-06-14
   days on market $150,000 Active 21 DOM
8. 2026-06-13
   days on market $150,000 Active 20 DOM
9. 2026-06-10
   days on market $150,000 Active 18 DOM
10. 2026-06-09
    days on market $150,000 Active 17 DOM
11. 2026-06-08
    days on market $150,000 Active 16 DOM
12. 2026-06-07
    days on market $150,000 Active 15 DOM
13. 2026-06-05
    days on market $150,000 Active 12 DOM
14. 2026-06-03
    days on market $150,000 Active 11 DOM
15. 2026-06-02
    days on market $150,000 Active 10 DOM
16. 2026-06-01
    days on market $150,000 Active 9 DOM
17. 2026-05-31
    days on market $150,000 Active 8 DOM
18. 2026-05-30
    days on market $150,000 Active 7 DOM
19. 2026-05-22
    listed $150,000 Active
20. 2005-11-30
    listed $39,900

ⓘ 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: $760 · $63/mo
• Projected year-2 tax: $1,565 · $130/mo
• Expected delta: +$805/yr (+$67/mo · 105.9%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $19,963
• − Mortgage interest: −$8,402
• − Property taxes: −$760
• − Insurance: −$750
• − Repairs & maintenance: −$1,597
• − Management: −$1,597
• − Depreciation: −$4,364
• Taxable income: $2,493
• Est. tax owed @ 24.0%: −$598
• After-tax cash flow: $4,223/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): 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

+275.9% since first listed

2 events — show timeline

• 2026-05-22 Listed $150,000 AHARMLS
• 2005-11-30 Listed $39,900 AHARMLS

Property tax history

-11.4%/yr

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